1027 Woody Dr · Jackson, MS 39212

$79,000

3 bd · 1.0 ba · 1,029 sqft · SingleFamily public records · 341 Days on market

Built 1956 0.32 ac lot $77/sqft · 33% above area Est $60k · 31% over

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

Listing remarks MLS

Don't overlook this exceptional opportunity! This renovated 3-bedroom, 1-bath home features refinished hardwood floors, updated fixtures, new kitchen cabinets and countertops, and a fully remodeled bathroom. Currently tenant occupied.

Key facts

• Renovated home
• New kitchen cabinets
• Updated fixtures

Tags

• RENOVATED HOME
• REFINISHED HARDWOOD FLOORS
• UPDATED FIXTURES
• NEW KITCHEN CABINETS
• FULLY REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities F, employment F, health & safety 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.
• Zoned schools: Oak Forest Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 318 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.79%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $60,228
• List price: $79,000
• Delta: 31.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 Woody Dr	0.19mi	3/1.0	1,058 (+3%)	5mo	$67,000	$63	83
3215 Charleston Dr	0.27mi	3/1.0	1,024 (-0%)	10mo	$59,000	$58	78
3136 Meadow Forest Dr	0.22mi	3/1.0	1,056 (+3%)	11mo	$118,750	$112	76
3131 Woodview Dr	0.12mi	3/1.0	912 (-11%)	4mo	$48,000	$53	72
2842 Teresa Dr	0.59mi	3/1.0	1,008 (-2%)	2mo	$35,000	$35	68
1539 Woodburn St	0.57mi	3/1.0	1,043 (+1%)	5mo	$90,000	$86	67
2877 Teresa Dr	0.52mi	3/1.5	1,006 (-2%)	4mo	$105,000	$104	67
2943 Lakewood Dr	0.49mi	3/1.0	1,090 (+6%)	6mo	$54,900	$50	62
1062 Westway St	0.68mi	3/1.5	1,066 (+4%)	2mo	$119,500	$112	59
2920 Lakewood Dr	0.53mi	4/2.0 (+1)	1,125 (+9%)	1mo	$69,900	$62	50
1010 Deryll St	0.58mi	3/2.0	1,143 (+11%)	3mo	$49,900	$44	48
2926 Oak Forest Dr	0.49mi	3/1.5	1,170 (+14%)	11mo	$33,000	$28	43

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: 17.1%
• Equity multiple: 1.70×
• Total profit: $15,508
• Equity at exit: $11,779

10-year hold

• IRR: 26.5%
• Equity multiple: 3.46×
• Total profit: $54,496
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$414
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $420

Break-even live

Break-even rent $694

Max offer price $79,000

Occupancy floor 61%

Sensitivity live

Price	-10% $465	-5% $442	+0% $420	+5% $398	+10% $375
Rent	-10% $323	-5% $372	+0% $420	+5% $468	+10% $517
Rate	-1.0pp $460	-0.5pp $440	base $420	+0.5pp $400	+1.0pp $379

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.09mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.15mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	0.17mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	0.20mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.24mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.30mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.30mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.36mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.41mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.51mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	0.59mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	0.61mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	0.63mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	15d	1	0.68mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	0.70mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	0.75mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	45d	1	0.78mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.82mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	25d	1	0.82mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.86mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.86mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	0.88mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	1.00mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	1.00mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.06mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.06mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	1.10mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.13mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	22d	1	1.18mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	1.26mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	1.28mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	1.28mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	25d	1	1.35mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	1.35mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	22d	1	1.40mi

Listing history 41 events

1. 2026-06-22
   days on market $79,000 Active 341 DOM
2. 2026-06-18
   days on market $79,000 Active 338 DOM
3. 2026-06-17
   days on market $79,000 Active 337 DOM
4. 2026-06-16
   days on market $79,000 Active 336 DOM
5. 2026-06-15
   days on market $79,000 Active 335 DOM
6. 2026-06-14
   days on market $79,000 Active 333 DOM
7. 2026-06-13
   days on market $79,000 Active 332 DOM
8. 2026-06-10
   days on market $79,000 Active 330 DOM
9. 2026-06-09
   days on market $79,000 Active 329 DOM
10. 2026-06-08
    days on market $79,000 Active 328 DOM
11. 2026-06-07
    days on market $79,000 Active 327 DOM
12. 2026-06-05
    days on market $79,000 Active 324 DOM
13. 2026-06-03
    days on market $79,000 Active 323 DOM
14. 2026-06-02
    days on market $79,000 Active 322 DOM
15. 2026-06-01
    days on market $79,000 Active 321 DOM
16. 2026-05-31
    days on market $79,000 Active 320 DOM
17. 2026-05-30
    days on market $79,000 Active 319 DOM
18. 2025-10-23
    price $79,000 234-char remark

    Show marketing remark (234 chars)

    Don't overlook this exceptional opportunity! This renovated 3-bedroom, 1-bath home features refinished hardwood floors, updated fixtures, new kitchen cabinets and countertops, and a fully remodeled bathroom. Currently tenant occupied.

19. 2025-10-10
    price $82,000 234-char remark

    Show marketing remark (234 chars)

    Don't overlook this exceptional opportunity! This renovated 3-bedroom, 1-bath home features refinished hardwood floors, updated fixtures, new kitchen cabinets and countertops, and a fully remodeled bathroom. Currently tenant occupied.

20. 2025-07-14
    listed $85,000 Active 234-char remark

    Show marketing remark (234 chars)

    Don't overlook this exceptional opportunity! This renovated 3-bedroom, 1-bath home features refinished hardwood floors, updated fixtures, new kitchen cabinets and countertops, and a fully remodeled bathroom. Currently tenant occupied.

21. 2025-03-24
    historical $925
22. 2025-03-06
    price $925
23. 2025-01-23
    listed $1,050
24. 2024-09-20
    soldstatus Closed 215-char remark

    Show marketing remark (215 chars)

    Don't overlook this exceptional opportunity! This renovated 3-bedroom, 1-bath home features freshly refinished hardwood floors, updated fixtures, new kitchen cabinets and countertops, and a fully remodeled bathroom.

25. 2024-05-10
    status Pending 215-char remark

    Show marketing remark (215 chars)

    Don't overlook this exceptional opportunity! This renovated 3-bedroom, 1-bath home features freshly refinished hardwood floors, updated fixtures, new kitchen cabinets and countertops, and a fully remodeled bathroom.

26. 2024-04-28
    historical $950
27. 2024-04-20
    price $95,000 215-char remark

    Show marketing remark (215 chars)

    Don't overlook this exceptional opportunity! This renovated 3-bedroom, 1-bath home features freshly refinished hardwood floors, updated fixtures, new kitchen cabinets and countertops, and a fully remodeled bathroom.

28. 2024-04-08
    listed $100,000 Active 215-char remark

    Show marketing remark (215 chars)

    Don't overlook this exceptional opportunity! This renovated 3-bedroom, 1-bath home features freshly refinished hardwood floors, updated fixtures, new kitchen cabinets and countertops, and a fully remodeled bathroom.

29. 2024-04-05
    listed $950
30. 2024-01-13
    historical $950
31. 2023-12-21
    historical
32. 2023-12-21
    status Pending
33. 2023-12-15
    listed $100,000 Active
34. 2023-09-20
    listed $950
35. 2013-01-28
    soldstatus
36. 2013-01-28
    soldstatus
37. 2012-12-19
    listed $8,150
38. 2012-11-28
    soldstatus
39. 1999-01-26
    soldstatus
40. 1991-05-31
    soldstatus
41. 1986-08-18
    soldstatus

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

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $1,213 · $101/mo
• Projected year-2 tax: $1,213 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $14,709
• − Mortgage interest: −$4,425
• − Property taxes: −$1,213
• − Insurance: −$395
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,298
• Taxable income: $4,024
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $4,075/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

+869.3% since first listed

24 events — show timeline

• 2025-10-23 Price Changed $79,000 MLSU
• 2025-10-10 Price Changed $82,000 MLSU
• 2025-07-14 Listed $85,000 MLSU
• 2025-03-24 Rental Removed $925 SHOWMOJO
• 2025-03-06 Price Changed $925 SHOWMOJO
• 2025-01-23 Listed for Rent $1,050 SHOWMOJO
• 2024-09-20 Sold (MLS) — MLSU
• 2024-05-10 Pending — MLSU
• 2024-04-28 Rental Removed $950 BUILDIUM
• 2024-04-20 Price Changed $95,000 MLSU
• 2024-04-08 Listed $100,000 MLSU
• 2024-04-05 Listed for Rent $950 BUILDIUM
• 2024-01-13 Rental Removed $950 BUILDIUM
• 2023-12-21 Listing Removed — MLSU
• 2023-12-21 Pending — MLSU
• 2023-12-15 Listed $100,000 MLSU
• 2023-09-20 Listed for Rent $950 BUILDIUM
• 2013-01-28 Sold (Public Records) — Public Records
• 2013-01-28 Sold (MLS) — MLSU
• 2012-12-19 Listed $8,150 MLSU
• 2012-11-28 Sold (Public Records) — Public Records
• 1999-01-26 Sold (Public Records) — Public Records
• 1991-05-31 Sold (Public Records) — Public Records
• 1986-08-18 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,213 · +1.0% YoY. Source: county tax records.