143 Waywood Dr · Jackson, MS 39212

$122,000

3 bd · 2.0 ba · 1,506 sqft · SingleFamily public records · 416 Days on market

Built 1977 0.26 ac lot Est $154k · 21% under

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Why this score? — see what drove the B 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.2/10.0
• 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

MUST SEE - Looking for your next home or interested in starting or building your portfolio, consider this updated 3/2 with walk-in closets in South Jackson. Contact your favorite realtor today!

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One level
• Construction: Brick veneer exterior; Asphalt roof; Slab foundation; Built (year source: public records)
• Exterior features: City lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Move-in ready condition; Public records used for living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $107k (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: 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: Timberlawn Elementary School (math 5% / reading 11%, grade F, #334 of 375 statewide, top 89%, 353 students, 100% FRL); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $843 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 416 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask is 8614% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $107,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 416 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 1977 — 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: 1.32% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $153,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Waxwing Dr	0.16mi	3/2.0	1,500 (-0%)	1mo	$189,900	$127	91
315 Cedarwood Dr	0.26mi	3/2.0	1,501 (-0%)	1mo	$92,500	$62	86
346 Sharon Hills Dr	0.20mi	3/2.0	1,522 (+1%)	14mo	$155,000	$102	78
337 Woodcliff Dr	0.25mi	3/2.0	1,561 (+4%)	7mo	$165,000	$106	76
423 Cedarwood Dr	0.56mi	3/2.0	1,477 (-2%)	13mo	$180,000	$122	60
236 Lake Cove Dr	0.43mi	3/2.0	1,422 (-6%)	15mo	$174,900	$123	58
4251 Cypress Dr	0.48mi	3/2.0	1,644 (+9%)	9mo	$100,000	$61	54
405 Greenmont Dr	0.56mi	3/2.0	1,380 (-8%)	9mo	$182,900	$133	52
4210 Will O Wood Blvd	0.30mi	3/2.0	1,723 (+14%)	23mo	$155,000	$90	43
361 Park Ln	0.66mi	3/2.0	1,406 (-7%)	21mo	$138,000	$98	40
539 Winnwood	0.60mi	3/2.0	1,324 (-12%)	16mo	$109,900	$83	39
525 Cedarwood Dr	0.70mi	3/2.0	1,674 (+11%)	14mo	$154,000	$92	37

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $6,375
• Equity at exit: $18,191

10-year hold

• IRR: 15.4%
• Equity multiple: 2.32×
• Total profit: $45,254
• Equity at exit: $10,548

Cash invested: $34,160 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$203 /mo · $2,430/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $378

Break-even live

Break-even rent $1,131

Max offer price $122,000

Occupancy floor 72%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
296 Woodcliff Dr Jackson, MS	3.0	2.0	2242	$1,756	$0.78	13d	1	0.21mi
4954 Hanging Oak Dr Jackson, MS	3.0	2.0	1082	$1,215	$1.12	43d	1	1.02mi

Listing history 11 events

1. 2026-05-07
   historical $1,400
2. 2026-04-20
   status Pending
3. 2026-02-05
   listed $1,400
4. 2025-05-29
   price $122,000
5. 2025-04-23
   price $135,000
6. 2025-02-28
   listed $140,000 Active
7. 2017-09-14
   soldstatus
8. 2004-11-20
   historical
9. 2001-06-14
   listed $88,500
10. 1996-03-08
    soldstatus
11. 1980-09-11
    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: $2,430 · $203/mo
• Projected year-2 tax: $2,430 · $203/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 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: $19,308
• − Mortgage interest: −$6,834
• − Property taxes: −$2,430
• − Insurance: −$610
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$3,549
• Taxable income: $2,795
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,865/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

-98.4% since first listed

11 events — show timeline

• 2026-05-07 Rental Removed $1,400 APPFOLIO
• 2026-04-20 Pending — MLSU
• 2026-02-05 Listed for Rent $1,400 APPFOLIO
• 2025-05-29 Price Changed $122,000 MLSU
• 2025-04-23 Price Changed $135,000 MLSU
• 2025-02-28 Listed $140,000 MLSU
• 2017-09-14 Sold (Public Records) — Public Records
• 2004-11-20 Listing Removed — MLSU
• 2001-06-14 Listed $88,500 MLSU
• 1996-03-08 Sold (Public Records) — Public Records
• 1980-09-11 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,430 · +3.4% YoY. Source: county tax records.