720 Winn St · Jackson, MS 39204

$35,000

3 bd · 2.0 ba · 1,753 sqft · SingleFamily public records · 123 Days on market

Built 1958 0.28 ac lot $20/sqft · 7% above area Est $33k · 7% over

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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
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• ARV discount +4.3/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

This property is a great opportunity for investment purposes! This home is close to Convenient stores and the main highway. This home is in average condition. The seller has never lived in the home. Contact your Realtor today.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.7% 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: 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: Lester Elementary School (math 8% / reading 42%, grade F, #220 of 375 statewide, top 59%, 187 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 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 (+13.6%/yr); 121 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask has dropped $12k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.61% ✓
• Cap rate: 29.72%
• Cash-on-cash: 83.65%
• DSCR: 4.72
• GRM: 2.3

CMA / ARV

• ARV (median comp): $32,683
• List price: $35,000
• Delta: 7.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2662 Key St	0.38mi	3/2.5	1,680 (-4%)	1mo	$35,000	$21	72
941 Dorgan St	0.29mi	3/2.0	1,644 (-6%)	11mo	$35,000	$21	67
2555 Belvedere Dr	0.13mi	4/1.5 (+1)	1,523 (-13%)	3mo	$19,000	$12	62
805 Dorgan St	0.12mi	3/2.0	1,521 (-13%)	15mo	$90,000	$59	60
2232 Breckinridge Rd	0.67mi	3/2.0	1,794 (+2%)	10mo	$85,000	$47	57
308 Alta Woods Blvd	0.64mi	3/2.0	1,915 (+9%)	2mo	$19,000	$10	53
1136 Killarney St	0.60mi	4/2.0 (+1)	1,608 (-8%)	2mo	$45,500	$28	52
304 Catalina Cir	0.50mi	3/2.0	1,623 (-7%)	15mo	$27,000	$17	52
1945 Camellia Ln	0.68mi	3/2.0	1,525 (-13%)	5mo	$62,900	$41	43
1939 Shamrock Dr	0.65mi	4/2.0 (+1)	1,554 (-11%)	7mo	$45,000	$29	40
2318 Breckinridge Rd	0.63mi	3/2.0	1,518 (-13%)	11mo	$27,500	$18	40
2942 Barwood Dr	0.62mi	4/2.0 (+1)	2,014 (+15%)	4mo	$31,500	$16	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 98.2%
• Equity multiple: 8.07×
• Total profit: $69,313
• Equity at exit: $31,531

10-year hold

• IRR: 94.9%
• Equity multiple: 20.04×
• Total profit: $186,562
• Equity at exit: $67,997

Cash invested: $9,800 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$184
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $683

Break-even live

Break-even rent $398

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $703	-5% $693	+0% $683	+5% $673	+10% $663
Rent	-10% $583	-5% $633	+0% $683	+5% $733	+10% $783
Rate	-1.0pp $701	-0.5pp $692	base $683	+0.5pp $674	+1.0pp $665

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.22mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	0.74mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.74mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	15d	1	0.77mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	15d	1	0.77mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.80mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.80mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	25d	1	0.86mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.00mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	1.00mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	15d	1	1.00mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	25d	1	1.00mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	1.06mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	15d	1	1.20mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	15d	1	1.23mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	45d	1	1.29mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	15d	1	1.29mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	1.31mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	25d	1	1.31mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	1.34mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	1.34mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	1.39mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	25d	1	1.39mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	25d	1	1.44mi

Listing history 43 events

1. 2026-06-22
   days on market $35,000 Active 123 DOM
2. 2026-06-18
   price $35,000 Active 120 DOM
3. 2026-06-18
   days on market $47,000 Active 120 DOM
4. 2026-06-17
   days on market $47,000 Active 119 DOM
5. 2026-06-16
   days on market $47,000 Active 118 DOM
6. 2026-06-15
   days on market $47,000 Active 117 DOM
7. 2026-06-14
   days on market $47,000 Active 115 DOM
8. 2026-06-13
   days on market $47,000 Active 114 DOM
9. 2026-06-10
   days on market $47,000 Active 112 DOM
10. 2026-06-09
    days on market $47,000 Active 111 DOM
11. 2026-06-08
    days on market $47,000 Active 110 DOM
12. 2026-06-07
    days on market $47,000 Active 109 DOM
13. 2026-06-05
    days on market $47,000 Active 106 DOM
14. 2026-06-03
    days on market $47,000 Active 105 DOM
15. 2026-06-02
    days on market $47,000 Active 104 DOM
16. 2026-06-01
    days on market $47,000 Active 103 DOM
17. 2026-05-31
    days on market $47,000 Active 102 DOM
18. 2026-05-30
    days on market $47,000 Active 101 DOM
19. 2026-02-18
    listed $47,000 Active 226-char remark

    Show marketing remark (226 chars)

    This property is a great opportunity for investment purposes! This home is close to Convenient stores and the main highway. This home is in average condition. The seller has never lived in the home. Contact your Realtor today.

20. 2025-10-15
    historical
21. 2024-11-12
    listed $47,000 Active
22. 2021-10-20
    historical
23. 2021-10-01
    historical
24. 2019-08-30
    soldstatus
25. 2019-08-22
    soldstatus
26. 2019-06-01
    listed $21,900
27. 2018-05-04
    soldstatus
28. 2018-02-15
    listed $23,999
29. 2018-02-02
    historical
30. 2017-11-18
    listed $23,999
31. 2014-05-23
    soldstatus
32. 2014-05-23
    soldstatus
33. 2014-05-01
    listed $13,000
34. 2008-05-27
    soldstatus
35. 2008-04-18
    soldstatus
36. 2007-11-26
    listed $25,900
37. 2005-12-29
    soldstatus
38. 2005-05-17
    listed $78,900
39. 2002-06-07
    soldstatus
40. 2002-04-17
    soldstatus
41. 2002-03-16
    listed $34,900
42. 1998-04-30
    soldstatus
43. 1984-07-03
    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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/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 7 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: $15,158
• − Mortgage interest: −$1,961
• − Property taxes: −$1,399
• − Insurance: −$175
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,018
• Taxable income: $8,180
• Est. tax owed @ 24.0%: −$1,963
• After-tax cash flow: $6,235/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+34.7% since first listed

25 events — show timeline

• 2026-02-18 Listed $47,000 MLSU
• 2025-10-15 Listing Removed — MLSU
• 2024-11-12 Listed $47,000 MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2019-08-30 Sold (Public Records) — Public Records
• 2019-08-22 Sold (Public Records) — Public Records
• 2019-06-01 Listed $21,900 MLSU
• 2018-05-04 Sold (MLS) — MLSU
• 2018-02-15 Listed $23,999 MLSU
• 2018-02-02 Listing Removed — MLSU
• 2017-11-18 Listed $23,999 MLSU
• 2014-05-23 Sold (Public Records) — Public Records
• 2014-05-23 Sold (MLS) — MLSU
• 2014-05-01 Listed $13,000 MLSU
• 2008-05-27 Sold (Public Records) — Public Records
• 2008-04-18 Sold (MLS) — MLSU
• 2007-11-26 Listed $25,900 MLSU
• 2005-12-29 Sold (Public Records) — Public Records
• 2005-05-17 Listed $78,900 MLSU
• 2002-06-07 Sold (Public Records) — Public Records
• 2002-04-17 Sold (MLS) — MLSU
• 2002-03-16 Listed $34,900 MLSU
• 1998-04-30 Sold (Public Records) — Public Records
• 1984-07-03 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,399 · +2.6% YoY. Source: county tax records.