3080 Woodview Dr · Jackson, MS 39212

$90,000

4 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 388 Days on market

Built 1956 0.56 ac lot $79/sqft · 48% above area Est $64k · 41% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant-occupied investment opportunity generating $1,325/month in rental income. This property features updated flooring, a spacious living area, and a functional layout with flexible living space ideal for a home office or additional seating area. Great opportunity for investors looking to expand their portfolio with an income-producing property already in place. Convenient layout, natural light throughout, and strong long-term potential. Please do not disturb tenant. Showings by appointment only.

Key facts

• 0.56 acre lot
• Parking
• Built 1956

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 388 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $20k (18%) 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 388 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: 1.43% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.25%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $63,865
• List price: $90,000
• Delta: 40.92%
• 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
2920 Lakewood Dr	0.35mi	4/2.0	1,125 (-1%)	1mo	$69,900	$62	81
1340 Woody Dr	0.22mi	3/1.0 (-1)	1,208 (+6%)	1mo	$59,900	$50	70
1219 Woody Dr	0.17mi	3/1.0 (-1)	1,058 (-7%)	5mo	$67,000	$63	67
1010 Deryll St	0.67mi	3/2.0 (-1)	1,143 (+0%)	3mo	$49,900	$44	61
3333 Rosemary Ave	0.38mi	3/1.5 (-1)	1,241 (+9%)	5mo	$63,000	$51	56
677 Woody Dr	0.55mi	3/2.0 (-1)	1,248 (+10%)	2mo	$70,000	$56	52
2877 Teresa Dr	0.39mi	3/1.5 (-1)	1,006 (-12%)	4mo	$105,000	$104	52
983 Branch St	0.51mi	3/2.0 (-1)	1,252 (+10%)	4mo	$60,000	$48	52
702 Cooper Rd	0.46mi	3/1.0 (-1)	1,241 (+9%)	4mo	$91,000	$73	51
1026 Branch St	0.59mi	3/2.0 (-1)	1,236 (+8%)	3mo	$55,000	$44	51
2842 Teresa Dr	0.46mi	3/1.0 (-1)	1,008 (-12%)	2mo	$35,000	$35	49
1062 Westway St	0.74mi	3/1.5 (-1)	1,066 (-6%)	2mo	$119,500	$112	47

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: 12.6%
• Equity multiple: 1.51×
• Total profit: $12,792
• Equity at exit: $13,419

10-year hold

• IRR: 22.4%
• Equity multiple: 3.03×
• Total profit: $51,152
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$472
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $404

Break-even live

Break-even rent $779

Max offer price $90,000

Occupancy floor 64%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.08mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.12mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.14mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.16mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.17mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.17mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.23mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.35mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.41mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.43mi
1641 Woodburn St Jackson, MS	5.0	2.0	1300	$1,812	$1.39	14d	1	0.46mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.63mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.66mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.68mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.68mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.74mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.74mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.75mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.80mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.82mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.84mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.86mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.86mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	0.87mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.88mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	1.08mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	1.08mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	1.15mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	1.15mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	1.15mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	1.17mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.29mi

Listing history 25 events

1. 2026-05-07
   price $90,000 503-char remark

   Show marketing remark (503 chars)

   Tenant-occupied investment opportunity generating $1,325/month in rental income. This property features updated flooring, a spacious living area, and a functional layout with flexible living space ideal for a home office or additional seating area. Great opportunity for investors looking to expand their portfolio with an income-producing property already in place. Convenient layout, natural light throughout, and strong long-term potential. Please do not disturb tenant. Showings by appointment only.

2. 2026-03-11
   status Active 503-char remark

   Show marketing remark (503 chars)

   Tenant-occupied investment opportunity generating $1,325/month in rental income. This property features updated flooring, a spacious living area, and a functional layout with flexible living space ideal for a home office or additional seating area. Great opportunity for investors looking to expand their portfolio with an income-producing property already in place. Convenient layout, natural light throughout, and strong long-term potential. Please do not disturb tenant. Showings by appointment only.

3. 2026-01-18
   status Active 503-char remark

   Show marketing remark (503 chars)

   Tenant-occupied investment opportunity generating $1,325/month in rental income. This property features updated flooring, a spacious living area, and a functional layout with flexible living space ideal for a home office or additional seating area. Great opportunity for investors looking to expand their portfolio with an income-producing property already in place. Convenient layout, natural light throughout, and strong long-term potential. Please do not disturb tenant. Showings by appointment only.

4. 2026-01-05
   status Pending 503-char remark

   Show marketing remark (503 chars)

   Tenant-occupied investment opportunity generating $1,325/month in rental income. This property features updated flooring, a spacious living area, and a functional layout with flexible living space ideal for a home office or additional seating area. Great opportunity for investors looking to expand their portfolio with an income-producing property already in place. Convenient layout, natural light throughout, and strong long-term potential. Please do not disturb tenant. Showings by appointment only.

5. 2026-01-05
   historical 503-char remark

   Show marketing remark (503 chars)

   Tenant-occupied investment opportunity generating $1,325/month in rental income. This property features updated flooring, a spacious living area, and a functional layout with flexible living space ideal for a home office or additional seating area. Great opportunity for investors looking to expand their portfolio with an income-producing property already in place. Convenient layout, natural light throughout, and strong long-term potential. Please do not disturb tenant. Showings by appointment only.

6. 2025-10-07
   price $95,000 503-char remark

   Show marketing remark (503 chars)

   Tenant-occupied investment opportunity generating $1,325/month in rental income. This property features updated flooring, a spacious living area, and a functional layout with flexible living space ideal for a home office or additional seating area. Great opportunity for investors looking to expand their portfolio with an income-producing property already in place. Convenient layout, natural light throughout, and strong long-term potential. Please do not disturb tenant. Showings by appointment only.

7. 2025-07-30
   price $100,000 503-char remark

   Show marketing remark (503 chars)

   Tenant-occupied investment opportunity generating $1,325/month in rental income. This property features updated flooring, a spacious living area, and a functional layout with flexible living space ideal for a home office or additional seating area. Great opportunity for investors looking to expand their portfolio with an income-producing property already in place. Convenient layout, natural light throughout, and strong long-term potential. Please do not disturb tenant. Showings by appointment only.

8. 2025-02-28
   listed $110,000 Active 503-char remark

   Show marketing remark (503 chars)

   Tenant-occupied investment opportunity generating $1,325/month in rental income. This property features updated flooring, a spacious living area, and a functional layout with flexible living space ideal for a home office or additional seating area. Great opportunity for investors looking to expand their portfolio with an income-producing property already in place. Convenient layout, natural light throughout, and strong long-term potential. Please do not disturb tenant. Showings by appointment only.

9. 2024-07-15
   soldstatus Closed 268-char remark

   Show marketing remark (268 chars)

   Beautifully renovated 4-bedroom, 2-bathroom home showcasing new HVAC, brand-new LVT flooring, cabinets, and bathrooms. With updated plumbing and electrical systems, fresh interior and exterior paint, as well as new doors, this property offers modern comfort and style.

10. 2024-06-04
    soldstatus
11. 2024-04-09
    status Pending 268-char remark

    Show marketing remark (268 chars)

    Beautifully renovated 4-bedroom, 2-bathroom home showcasing new HVAC, brand-new LVT flooring, cabinets, and bathrooms. With updated plumbing and electrical systems, fresh interior and exterior paint, as well as new doors, this property offers modern comfort and style.

12. 2024-04-04
    status Active 268-char remark

    Show marketing remark (268 chars)

    Beautifully renovated 4-bedroom, 2-bathroom home showcasing new HVAC, brand-new LVT flooring, cabinets, and bathrooms. With updated plumbing and electrical systems, fresh interior and exterior paint, as well as new doors, this property offers modern comfort and style.

13. 2024-03-18
    status Pending 268-char remark

    Show marketing remark (268 chars)

    Beautifully renovated 4-bedroom, 2-bathroom home showcasing new HVAC, brand-new LVT flooring, cabinets, and bathrooms. With updated plumbing and electrical systems, fresh interior and exterior paint, as well as new doors, this property offers modern comfort and style.

14. 2024-03-08
    listed $90,000 Active 268-char remark

    Show marketing remark (268 chars)

    Beautifully renovated 4-bedroom, 2-bathroom home showcasing new HVAC, brand-new LVT flooring, cabinets, and bathrooms. With updated plumbing and electrical systems, fresh interior and exterior paint, as well as new doors, this property offers modern comfort and style.

15. 2023-10-14
    historical $1,200
16. 2023-09-14
    listed $1,200
17. 2023-04-27
    historical
18. 2023-03-28
    listed $39,000 Active
19. 2013-02-15
    soldstatus
20. 2012-06-21
    soldstatus
21. 2012-06-14
    soldstatus
22. 2012-04-24
    listed $13,000
23. 2007-12-06
    soldstatus
24. 2007-12-06
    soldstatus
25. 1983-05-07
    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: $1,269 · $106/mo
• Projected year-2 tax: $1,269 · $106/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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 18 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: $15,485
• − Mortgage interest: −$5,041
• − Property taxes: −$1,269
• − Insurance: −$450
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,618
• Taxable income: $3,629
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $3,980/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

+592.3% since first listed

25 events — show timeline

• 2026-05-07 Price Changed $90,000 MLSU
• 2026-03-11 Relisted — MLSU
• 2026-01-18 Relisted — MLSU
• 2026-01-05 Pending — MLSU
• 2026-01-05 Listing Removed — MLSU
• 2025-10-07 Price Changed $95,000 MLSU
• 2025-07-30 Price Changed $100,000 MLSU
• 2025-02-28 Listed $110,000 MLSU
• 2024-07-15 Sold (MLS) — MLSU
• 2024-06-04 Sold (Public Records) — Public Records
• 2024-04-09 Pending — MLSU
• 2024-04-04 Relisted — MLSU
• 2024-03-18 Pending — MLSU
• 2024-03-08 Listed $90,000 MLSU
• 2023-10-14 Rental Removed $1,200 BUILDIUM
• 2023-09-14 Listed for Rent $1,200 BUILDIUM
• 2023-04-27 Listing Removed — MLSU
• 2023-03-28 Listed $39,000 MLSU
• 2013-02-15 Sold (Public Records) — Public Records
• 2012-06-21 Sold (MLS) — MLSU
• 2012-06-14 Sold (Public Records) — Public Records
• 2012-04-24 Listed $13,000 MLSU
• 2007-12-06 Sold (Public Records) — Public Records
• 2007-12-06 Sold (Public Records) — Public Records
• 1983-05-07 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,269 · +3.1% YoY. Source: county tax records.