1636 Smallwood St · Jackson, MS 39212

$17,000

2 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 24 Days on market

Built 1964 9,583 sqft lot $12/sqft · 64% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property is Jackson, MS. Home is sold AS-IS

Key facts

• 9,583 sq ft lot
• Built 1964
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $17k (1.5% below list) — sets the bar for market timing.
• Cap rate 62.6% vs local median 9.9% in Jackson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $118 of loan paydown is wiped out by about $510 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $16,745 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.82% ✓
• Cap rate: 62.65%
• Cash-on-cash: 201.26%
• DSCR: 9.95
• GRM: 1.2

CMA / ARV

• ARV (median comp): $46,859
• List price: $17,000
• Delta: -63.72%
• 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
1636 Smallwood St	0.00mi	2/1.0	1,432 (0%)	1mo	$17,000	$12	99
1423 Woody Dr	0.16mi	3/1.5 (+1)	1,404 (-2%)	2mo	$24,900	$18	81
1416 Wooddell Dr	0.30mi	3/2.0 (+1)	1,357 (-5%)	4mo	$35,000	$26	65
2813 Marydale Dr	0.42mi	3/1.5 (+1)	1,500 (+5%)	2mo	$34,999	$23	64
920 Woody Dr	0.52mi	3/2.0 (+1)	1,468 (+2%)	2mo	$59,000	$40	61
404 Mcdowell Park Cir	0.48mi	3/1.5 (+1)	1,358 (-5%)	4mo	$99,000	$73	59
2646 Revere St	0.66mi	3/1.0 (+1)	1,360 (-5%)	0mo	$30,000	$22	55
983 Branch St	0.48mi	3/2.0 (+1)	1,252 (-13%)	4mo	$60,000	$48	45
1907 Bienville Dr	0.61mi	3/2.0 (+1)	1,308 (-9%)	4mo	$69,000	$53	45
1928 Teakwood Dr	0.69mi	3/2.0 (+1)	1,299 (-9%)	3mo	$68,000	$52	41
1026 Branch St	0.52mi	3/2.0 (+1)	1,236 (-14%)	3mo	$55,000	$44	41
702 Cooper Rd	0.74mi	3/1.0 (+1)	1,241 (-13%)	4mo	$91,000	$73	35

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: —
• Equity multiple: 11.41×
• Total profit: $49,561
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 25.12×
• Total profit: $114,811
• Equity at exit: $1,470

Cash invested: $4,760 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $798

Break-even live

Break-even rent $149

Max offer price $17,000

Occupancy floor 26%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	0.13mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.14mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	0.26mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.26mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.26mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.34mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	23d	1	0.36mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.39mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	13d	1	0.46mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	43d	1	0.48mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.51mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.52mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.52mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	13d	1	0.68mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	0.70mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	0.70mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	0.70mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	0.70mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	0.70mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.71mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	0.71mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	13d	1	0.76mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.82mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.85mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.96mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	1.07mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	1.14mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.14mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	1.15mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	43d	1	1.18mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	1.23mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.29mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.29mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.37mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	13d	1	1.39mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	13d	1	1.39mi

Listing history 8 events

1. 2026-05-08
   status Pending 60-char remark

   Show marketing remark (60 chars)

   Great investment property is Jackson, MS. Home is sold AS-IS

2. 2026-04-13
   listed $17,000 Active 60-char remark

   Show marketing remark (60 chars)

   Great investment property is Jackson, MS. Home is sold AS-IS

3. 2024-09-22
   soldstatus
4. 2021-10-08
   historical
5. 1999-08-28
   soldstatus
6. 1999-06-30
   listed $70,000
7. 1994-12-20
   soldstatus
8. 1987-03-20
   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 3/10 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: $13,911
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$85
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$495
• Taxable income: $9,899
• Est. tax owed @ 24.0%: −$2,376
• After-tax cash flow: $7,204/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

-75.7% since first listed

8 events — show timeline

• 2026-05-08 Pending — MLSU
• 2026-04-13 Listed $17,000 MLSU
• 2024-09-22 Sold (Public Records) — Public Records
• 2021-10-08 Listing Removed — MLSU
• 1999-08-28 Sold (Public Records) — Public Records
• 1999-06-30 Listed $70,000 MLSU
• 1994-12-20 Sold (Public Records) — Public Records
• 1987-03-20 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,768 · +2.1% YoY. Source: county tax records.