220 Wildwood Ter · Jackson, MS 39212

$82,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 182 Days on market

Built 1955 0.34 ac lot $66/sqft · 74% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Looking for the perfect investment property? Look no further! Spacious home with large living room, 3 bedrooms, 1.5 bathrooms, and a large backyard. Did I mention the two car garage? Yes, you will want to check this one out. Call today for more information.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $567 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1955 — 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: 1.52% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.46%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $47,085
• List price: $82,000
• Delta: 74.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Wildwood Ter	0.06mi	3/1.5	1,252 (+1%)	8mo	$136,000	$109	86
3909 Ilano Dr	0.32mi	4/1.0 (+1)	1,182 (-5%)	1mo	$23,000	$19	71
136 N Sunset Ter	0.33mi	2/1.0 (-1)	1,233 (-1%)	12mo	$60,000	$49	69
124 S Sunset Ter	0.25mi	3/1.0	1,172 (-6%)	12mo	$49,875	$43	69
144 Neatherwood Dr	0.44mi	3/1.0	1,205 (-3%)	14mo	$89,000	$74	63
3409 Meadow Ln	0.57mi	3/1.0	1,380 (+11%)	2mo	$17,900	$13	53
3513 Hines St	0.69mi	3/2.0	1,132 (-9%)	1mo	$45,000	$40	48
170 Cooper Rd	0.72mi	3/1.0	1,370 (+10%)	2mo	$18,500	$14	48
3346 Rickay Dr	0.71mi	3/2.0	1,340 (+8%)	14mo	$81,900	$61	38
589 Heatherwood Dr	0.72mi	4/2.0 (+1)	1,374 (+11%)	24mo	$54,500	$40	20

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: 15.4%
• Equity multiple: 1.63×
• Total profit: $14,446
• Equity at exit: $12,226

10-year hold

• IRR: 25.0%
• Equity multiple: 3.30×
• Total profit: $52,900
• Equity at exit: $7,090

Cash invested: $22,960 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$430
• Tax from tax record: −$108 /mo · $1,292/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $411

Break-even live

Break-even rent $724

Max offer price $82,000

Occupancy floor 62%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.04mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	0.25mi
230 Savanna St Jackson, MS	2.0	1.0	782	$795	$1.02	43d	1	0.45mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	13d	1	0.47mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.47mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	13d	1	0.52mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	0.60mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.60mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	0.69mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	0.85mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	13d	1	0.85mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.89mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	0.91mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.91mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	0.97mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	13d	1	1.04mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	13d	1	1.11mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.17mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	1.17mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	1.20mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	1.23mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	1.26mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	1.30mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.36mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.37mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.38mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	1.39mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	13d	1	1.39mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	1.45mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	1.46mi

Listing history 45 events

1. 2026-06-18
   days on market $82,000 Active 182 DOM
2. 2026-06-17
   days on market $82,000 Active 181 DOM
3. 2026-06-16
   days on market $82,000 Active 180 DOM
4. 2026-06-15
   days on market $82,000 Active 179 DOM
5. 2026-06-14
   days on market $82,000 Active 177 DOM
6. 2026-06-13
   days on market $82,000 Active 176 DOM
7. 2026-06-10
   days on market $82,000 Active 174 DOM
8. 2026-06-09
   days on market $82,000 Active 173 DOM
9. 2026-06-08
   days on market $82,000 Active 172 DOM
10. 2026-06-07
    days on market $82,000 Active 171 DOM
11. 2026-06-05
    days on market $82,000 Active 168 DOM
12. 2026-06-03
    days on market $82,000 Active 167 DOM
13. 2026-06-02
    days on market $82,000 Active 166 DOM
14. 2026-06-01
    days on market $82,000 Active 165 DOM
15. 2026-05-31
    days on market $82,000 Active 164 DOM
16. 2026-05-30
    days on market $82,000 Active 163 DOM
17. 2026-03-03
    price $82,000 257-char remark

    Show marketing remark (257 chars)

    Looking for the perfect investment property? Look no further! Spacious home with large living room, 3 bedrooms, 1.5 bathrooms, and a large backyard. Did I mention the two car garage? Yes, you will want to check this one out. Call today for more information.

18. 2026-01-17
    price $84,000 257-char remark

    Show marketing remark (257 chars)

    Looking for the perfect investment property? Look no further! Spacious home with large living room, 3 bedrooms, 1.5 bathrooms, and a large backyard. Did I mention the two car garage? Yes, you will want to check this one out. Call today for more information.

19. 2026-01-04
    status Active 257-char remark

    Show marketing remark (257 chars)

    Looking for the perfect investment property? Look no further! Spacious home with large living room, 3 bedrooms, 1.5 bathrooms, and a large backyard. Did I mention the two car garage? Yes, you will want to check this one out. Call today for more information.

20. 2025-07-13
    price $86,900 257-char remark

    Show marketing remark (257 chars)

    Looking for the perfect investment property? Look no further! Spacious home with large living room, 3 bedrooms, 1.5 bathrooms, and a large backyard. Did I mention the two car garage? Yes, you will want to check this one out. Call today for more information.

21. 2025-06-05
    status Active 257-char remark

    Show marketing remark (257 chars)

    Looking for the perfect investment property? Look no further! Spacious home with large living room, 3 bedrooms, 1.5 bathrooms, and a large backyard. Did I mention the two car garage? Yes, you will want to check this one out. Call today for more information.

22. 2025-05-08
    status Pending 257-char remark

    Show marketing remark (257 chars)

    Looking for the perfect investment property? Look no further! Spacious home with large living room, 3 bedrooms, 1.5 bathrooms, and a large backyard. Did I mention the two car garage? Yes, you will want to check this one out. Call today for more information.

23. 2025-05-08
    historical 257-char remark

    Show marketing remark (257 chars)

    Looking for the perfect investment property? Look no further! Spacious home with large living room, 3 bedrooms, 1.5 bathrooms, and a large backyard. Did I mention the two car garage? Yes, you will want to check this one out. Call today for more information.

24. 2025-04-21
    listed $87,000 Active 257-char remark

    Show marketing remark (257 chars)

    Looking for the perfect investment property? Look no further! Spacious home with large living room, 3 bedrooms, 1.5 bathrooms, and a large backyard. Did I mention the two car garage? Yes, you will want to check this one out. Call today for more information.

25. 2023-09-14
    soldstatus Closed 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

26. 2023-09-14
    soldstatus

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

27. 2023-08-22
    status Pending 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

28. 2023-07-17
    price $35,000 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

29. 2023-06-28
    price $39,000 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

30. 2023-06-02
    price $45,000 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

31. 2023-05-11
    price $50,000 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

32. 2023-05-01
    price $52,500 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

33. 2023-04-19
    price $57,500 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

34. 2023-04-05
    price $61,750 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

35. 2023-03-13
    listed $65,000 Active 161-char remark

    Show marketing remark (161 chars)

    Investor Special on this 3br/1.5ba with a two car garage. Seller does not have any knowledge of the condition of this home and has never lived in it. Sold as is.

36. 2013-09-16
    soldstatus
37. 2012-12-14
    soldstatus
38. 2012-12-07
    soldstatus
39. 2012-11-15
    listed $11,900
40. 2005-03-02
    soldstatus
41. 2005-01-12
    soldstatus
42. 2004-12-16
    listed $57,900
43. 2001-09-19
    soldstatus
44. 1990-04-30
    soldstatus
45. 1990-04-30
    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: $1,292 · $108/mo
• Projected year-2 tax: $1,292 · $108/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 · 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: $14,924
• − Mortgage interest: −$4,593
• − Property taxes: −$1,292
• − Insurance: −$410
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,385
• Taxable income: $3,855
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $4,002/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

+41.6% since first listed

29 events — show timeline

• 2026-03-03 Price Changed $82,000 MLSU
• 2026-01-17 Price Changed $84,000 MLSU
• 2026-01-04 Relisted — MLSU
• 2025-07-13 Price Changed $86,900 MLSU
• 2025-06-05 Relisted — MLSU
• 2025-05-08 Pending — MLSU
• 2025-05-08 Listing Removed — MLSU
• 2025-04-21 Listed $87,000 MLSU
• 2023-09-14 Sold (Public Records) — Public Records
• 2023-09-14 Sold (MLS) — MLSU
• 2023-08-22 Pending — MLSU
• 2023-07-17 Price Changed $35,000 MLSU
• 2023-06-28 Price Changed $39,000 MLSU
• 2023-06-02 Price Changed $45,000 MLSU
• 2023-05-11 Price Changed $50,000 MLSU
• 2023-05-01 Price Changed $52,500 MLSU
• 2023-04-19 Price Changed $57,500 MLSU
• 2023-04-05 Price Changed $61,750 MLSU
• 2023-03-13 Listed $65,000 MLSU
• 2013-09-16 Sold (Public Records) — Public Records
• 2012-12-14 Sold (MLS) — MLSU
• 2012-12-07 Sold (Public Records) — Public Records
• 2012-11-15 Listed $11,900 MLSU
• 2005-03-02 Sold (Public Records) — Public Records
• 2005-01-12 Sold (MLS) — MLSU
• 2004-12-16 Listed $57,900 MLSU
• 2001-09-19 Sold (Public Records) — Public Records
• 1990-04-30 Sold (Public Records) — Public Records
• 1990-04-30 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,292 · +2.2% YoY. Source: county tax records.