4375 Redwood Cir · Jackson, MS 39212

$126,500

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 187 Days on market

Built 1986 10,018 sqft lot $89/sqft · 13% below area Est $142k · 11% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.4/30.0
• ARV discount +12.3/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET!!! Rediscover this exceptionally well-kept 3-bedroom, 2-full-bathroom home located in a highly established neighborhood. The property features vaulted ceilings that enhance the spacious feel of the main living areas, creating an open and inviting atmosphere throughout. This residence offers a functional layout with generously sized bedrooms, ample storage, and well-appointed living spaces. The exterior and interior have been meticulously maintained, reflecting true pride of ownership. Conveniently situated within minutes of shopping, schools, and essential amenities, this home provides both comfort and accessibility. Its condition and location make it an excellent option for first-time homebuyers as well as anyone seeking a move-in-ready home with outstanding value. This is a must-see property for buyers looking for a true jewel of a home.

Key facts

• Functional layout
• Vaulted ceilings
• Ample storage

Tags

• VAULTED CEILINGS
• FUNCTIONAL LAYOUT
• GENEROUSLY SIZED BEDROOMS
• AMPLE STORAGE
• WELL-APPOINTED LIVING SPACES
• METICULOUSLY MAINTAINED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $111k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#66 in MS) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment F.
• Jackson Public School District (urban): math 9% / reading 18% proficiency, ranked #112 of 130 in MS (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $875 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $141,646
• List price: $126,500
• Delta: -10.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4344 Will O Run Dr	0.27mi	3/2.0	1,384 (-3%)	9mo	$169,000	$122	75
5017 Cottonwood Ln	0.49mi	3/2.0	1,474 (+3%)	2mo	$155,000	$105	70
5539 Will O Run Cir	0.18mi	4/1.0 (+1)	1,428 (+0%)	16mo	$119,500	$84	70
5513 Dogwood Trl	0.19mi	3/2.0	1,219 (-14%)	2mo	$130,000	$107	65
248 Ramada Cir	0.39mi	3/2.0	1,624 (+14%)	2mo	$178,000	$110	57
236 Lake Cove Dr	0.71mi	3/2.0	1,422 (-0%)	15mo	$174,900	$123	54
4957 Oak Creek Dr	0.68mi	3/2.0	1,401 (-2%)	15mo	$140,000	$100	53
4271 Cypress Dr	0.46mi	3/2.0	1,222 (-14%)	6mo	$107,900	$88	49
247 Ramada Cir	0.41mi	4/2.0 (+1)	1,560 (+9%)	15mo	$171,900	$110	48
4869 Cottonwood Ln	0.32mi	3/2.0	1,221 (-14%)	16mo	$112,500	$92	48
217 Belle Chasse Cir	0.75mi	3/2.0	1,526 (+7%)	12mo	$252,000	$165	43
4953 Oak Leaf Dr	0.60mi	3/2.0	1,244 (-13%)	15mo	$116,000	$93	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.23% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,380
• Equity at exit: $18,862

10-year hold

• IRR: 9.2%
• Equity multiple: 1.75×
• Total profit: $26,551
• Equity at exit: $10,937

Cash invested: $35,420 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$663
• Tax est. 1.5%: −$158 /mo · $1,898/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $256

Break-even live

Break-even rent $1,107

Max offer price $126,500

Occupancy floor 77%

Sensitivity live

Price	-10% $343	-5% $300	+0% $256	+5% $212	+10% $169
Rent	-10% $143	-5% $199	+0% $256	+5% $313	+10% $369
Rate	-1.0pp $320	-0.5pp $288	base $256	+0.5pp $223	+1.0pp $190

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,625
• Closing costs: $3,795
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	44d	1	0.92mi
1457 Lakeview Ave Jackson, MS	3.0	2.0	1288	$1,426	$1.11	14d	1	1.15mi
1478 Bass Ave Jackson, MS	3.0	2.0	1036	$1,525	$1.47	14d	1	1.16mi

Listing history 23 events

1. 2026-06-10
   status $126,500 Pending 187 DOM
2. 2026-06-09
   days on market $126,500 Active 187 DOM
3. 2026-06-08
   days on market $126,500 Active 186 DOM
4. 2026-06-07
   days on market $126,500 Active 185 DOM
5. 2026-06-05
   days on market $126,500 Active 182 DOM
6. 2026-06-03
   days on market $126,500 Active 181 DOM
7. 2026-06-02
   days on market $126,500 Active 180 DOM
8. 2026-06-01
   days on market $126,500 Active 179 DOM
9. 2026-05-31
   days on market $126,500 Active 178 DOM
10. 2026-05-30
    days on market $126,500 Active 177 DOM
11. 2026-05-15
    price $126,500 870-char remark

    Show marketing remark (870 chars)

    BACK ON THE MARKET!!! Rediscover this exceptionally well-kept 3-bedroom, 2-full-bathroom home located in a highly established neighborhood. The property features vaulted ceilings that enhance the spacious feel of the main living areas, creating an open and inviting atmosphere throughout. This residence offers a functional layout with generously sized bedrooms, ample storage, and well-appointed living spaces. The exterior and interior have been meticulously maintained, reflecting true pride of ownership. Conveniently situated within minutes of shopping, schools, and essential amenities, this home provides both comfort and accessibility. Its condition and location make it an excellent option for first-time homebuyers as well as anyone seeking a move-in-ready home with outstanding value. This is a must-see property for buyers looking for a true jewel of a home.

12. 2026-03-26
    status Active 870-char remark

    Show marketing remark (870 chars)

    BACK ON THE MARKET!!! Rediscover this exceptionally well-kept 3-bedroom, 2-full-bathroom home located in a highly established neighborhood. The property features vaulted ceilings that enhance the spacious feel of the main living areas, creating an open and inviting atmosphere throughout. This residence offers a functional layout with generously sized bedrooms, ample storage, and well-appointed living spaces. The exterior and interior have been meticulously maintained, reflecting true pride of ownership. Conveniently situated within minutes of shopping, schools, and essential amenities, this home provides both comfort and accessibility. Its condition and location make it an excellent option for first-time homebuyers as well as anyone seeking a move-in-ready home with outstanding value. This is a must-see property for buyers looking for a true jewel of a home.

13. 2026-03-19
    status Pending 870-char remark

    Show marketing remark (870 chars)

    BACK ON THE MARKET!!! Rediscover this exceptionally well-kept 3-bedroom, 2-full-bathroom home located in a highly established neighborhood. The property features vaulted ceilings that enhance the spacious feel of the main living areas, creating an open and inviting atmosphere throughout. This residence offers a functional layout with generously sized bedrooms, ample storage, and well-appointed living spaces. The exterior and interior have been meticulously maintained, reflecting true pride of ownership. Conveniently situated within minutes of shopping, schools, and essential amenities, this home provides both comfort and accessibility. Its condition and location make it an excellent option for first-time homebuyers as well as anyone seeking a move-in-ready home with outstanding value. This is a must-see property for buyers looking for a true jewel of a home.

14. 2026-03-01
    status Active 870-char remark

    Show marketing remark (870 chars)

    BACK ON THE MARKET!!! Rediscover this exceptionally well-kept 3-bedroom, 2-full-bathroom home located in a highly established neighborhood. The property features vaulted ceilings that enhance the spacious feel of the main living areas, creating an open and inviting atmosphere throughout. This residence offers a functional layout with generously sized bedrooms, ample storage, and well-appointed living spaces. The exterior and interior have been meticulously maintained, reflecting true pride of ownership. Conveniently situated within minutes of shopping, schools, and essential amenities, this home provides both comfort and accessibility. Its condition and location make it an excellent option for first-time homebuyers as well as anyone seeking a move-in-ready home with outstanding value. This is a must-see property for buyers looking for a true jewel of a home.

15. 2026-02-18
    status Pending 870-char remark

    Show marketing remark (870 chars)

    BACK ON THE MARKET!!! Rediscover this exceptionally well-kept 3-bedroom, 2-full-bathroom home located in a highly established neighborhood. The property features vaulted ceilings that enhance the spacious feel of the main living areas, creating an open and inviting atmosphere throughout. This residence offers a functional layout with generously sized bedrooms, ample storage, and well-appointed living spaces. The exterior and interior have been meticulously maintained, reflecting true pride of ownership. Conveniently situated within minutes of shopping, schools, and essential amenities, this home provides both comfort and accessibility. Its condition and location make it an excellent option for first-time homebuyers as well as anyone seeking a move-in-ready home with outstanding value. This is a must-see property for buyers looking for a true jewel of a home.

16. 2026-01-29
    price $141,500 870-char remark

    Show marketing remark (870 chars)

    BACK ON THE MARKET!!! Rediscover this exceptionally well-kept 3-bedroom, 2-full-bathroom home located in a highly established neighborhood. The property features vaulted ceilings that enhance the spacious feel of the main living areas, creating an open and inviting atmosphere throughout. This residence offers a functional layout with generously sized bedrooms, ample storage, and well-appointed living spaces. The exterior and interior have been meticulously maintained, reflecting true pride of ownership. Conveniently situated within minutes of shopping, schools, and essential amenities, this home provides both comfort and accessibility. Its condition and location make it an excellent option for first-time homebuyers as well as anyone seeking a move-in-ready home with outstanding value. This is a must-see property for buyers looking for a true jewel of a home.

17. 2025-11-16
    listed $145,900 Active 870-char remark

    Show marketing remark (870 chars)

    BACK ON THE MARKET!!! Rediscover this exceptionally well-kept 3-bedroom, 2-full-bathroom home located in a highly established neighborhood. The property features vaulted ceilings that enhance the spacious feel of the main living areas, creating an open and inviting atmosphere throughout. This residence offers a functional layout with generously sized bedrooms, ample storage, and well-appointed living spaces. The exterior and interior have been meticulously maintained, reflecting true pride of ownership. Conveniently situated within minutes of shopping, schools, and essential amenities, this home provides both comfort and accessibility. Its condition and location make it an excellent option for first-time homebuyers as well as anyone seeking a move-in-ready home with outstanding value. This is a must-see property for buyers looking for a true jewel of a home.

18. 2004-07-15
    soldstatus 150-char remark

    Show marketing remark (150 chars)

    HUD home for sale, as is. New homes available every Friday. This home is not FHA Insurable. FHA# 281-255942. Call your realtor to view or place a bid.

19. 2004-07-15
    soldstatus

    Show marketing remark (150 chars)

    HUD home for sale, as is. New homes available every Friday. This home is not FHA Insurable. FHA# 281-255942. Call your realtor to view or place a bid.

20. 2004-02-13
    listed $42,000 150-char remark

    Show marketing remark (150 chars)

    HUD home for sale, as is. New homes available every Friday. This home is not FHA Insurable. FHA# 281-255942. Call your realtor to view or place a bid.

21. 2002-11-15
    soldstatus
22. 1998-01-20
    soldstatus
23. 1987-06-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,168
• − Mortgage interest: −$7,086
• − Property taxes: −$1,898
• − Insurance: −$632
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,680
• Taxable income: $1,125
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,802/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jackson Public School District
• NCES district ID: 2802190
• Math proficiency: 9% ▼ -14.00%
• Reading proficiency: 18% ▼ -7.00%
• Median HH income: $33,234
• Composite: 10.89/100
• National rank: #9755
• State rank: #112 of 130 in MS

Livability — Jackson

• Score: 68/100
• State rank: #66
• US rank: #9695

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MS
• County: Hinds County · 167,040 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+201.2% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $126,500 MLSU
• 2026-03-26 Relisted — MLSU
• 2026-03-19 Pending — MLSU
• 2026-03-01 Relisted — MLSU
• 2026-02-18 Pending — MLSU
• 2026-01-29 Price Changed $141,500 MLSU
• 2025-11-16 Listed $145,900 MLSU
• 2004-07-15 Sold (Public Records) — Public Records
• 2004-07-15 Sold (MLS) — MLSU
• 2004-02-13 Listed $42,000 MLSU
• 2002-11-15 Sold (Public Records) — Public Records
• 1998-01-20 Sold (Public Records) — Public Records
• 1987-06-02 Sold (Public Records) — Public Records