1648 Woodburn St · Jackson, MS 39212

$80,000

3 bd · 1.0 ba · 1,575 sqft · SingleFamily public records · 113 Days on market

Built 1956 0.31 ac lot $51/sqft · 30% above area Est $63k · 28% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT -CASH-FLOW-BONANZA (TENANT IN PLACE) Unlock immediate income with this 4Br/2bth rental producing positive cash flow on Day one. Tenant in place ,so you start collecting rent without delays ;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call any Realtor today!

Key facts

• 0.31 acre lot
• Built 1956
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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

• 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.60% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.93%
• DSCR: 2.06
• GRM: 5.2

CMA / ARV

• ARV (median comp): $62,620
• List price: $80,000
• Delta: 27.76%
• 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
2971 Kentwood Dr	0.15mi	4/2.0 (+1)	1,532 (-3%)	3mo	$59,900	$39	77
1636 Smallwood St	0.22mi	2/1.0 (-1)	1,432 (-9%)	1mo	$17,000	$12	69
2813 Marydale Dr	0.44mi	3/1.5	1,500 (-5%)	2mo	$34,999	$23	68
1423 Woody Dr	0.35mi	3/1.5	1,404 (-11%)	2mo	$24,900	$18	62
1416 Wooddell Dr	0.20mi	3/2.0	1,357 (-14%)	4mo	$35,000	$26	60
404 Mcdowell Park Cir	0.28mi	3/1.5	1,358 (-14%)	4mo	$99,000	$73	59
1027 Autumn St	0.59mi	3/2.0	1,694 (+8%)	1mo	$84,900	$50	55
953 Woody Dr	0.70mi	4/2.0 (+1)	1,595 (+1%)	3mo	$5,900	$4	54
3156 Woodview Dr	0.59mi	3/1.0	1,409 (-10%)	4mo	$65,000	$46	51
920 Woody Dr	0.71mi	3/2.0	1,468 (-7%)	2mo	$59,000	$40	50
2646 Revere St	0.65mi	3/1.0	1,360 (-14%)	0mo	$30,000	$22	47
3114 Suncrest Dr	0.69mi	4/2.0 (+1)	1,432 (-9%)	3mo	$64,900	$45	41

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: 18.6%
• Equity multiple: 1.76×
• Total profit: $17,116
• Equity at exit: $11,928

10-year hold

• IRR: 27.8%
• Equity multiple: 3.61×
• Total profit: $58,380
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$420
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $447

Break-even live

Break-even rent $712

Max offer price $80,000

Occupancy floor 60%

Sensitivity live

Price	-10% $492	-5% $469	+0% $447	+5% $424	+10% $401
Rent	-10% $346	-5% $396	+0% $447	+5% $497	+10% $548
Rate	-1.0pp $487	-0.5pp $467	base $447	+0.5pp $426	+1.0pp $405

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.08mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.26mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.29mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.30mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.36mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.41mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.41mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	0.41mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.47mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.52mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.53mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.56mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.56mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	0.57mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	0.57mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.59mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.60mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.65mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.66mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.66mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	44d	1	0.67mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	0.67mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.68mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.70mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.70mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.84mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	0.85mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.90mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	0.96mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.96mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	0.96mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.96mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.96mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.99mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.18mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	14d	1	1.20mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	24d	1	1.22mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	1.23mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.27mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.34mi

Listing history 44 events

1. 2026-06-18
   days on market $80,000 Active 113 DOM
2. 2026-06-17
   days on market $80,000 Active 112 DOM
3. 2026-06-16
   days on market $80,000 Active 111 DOM
4. 2026-06-15
   days on market $80,000 Active 110 DOM
5. 2026-06-14
   days on market $80,000 Active 108 DOM
6. 2026-06-13
   days on market $80,000 Active 107 DOM
7. 2026-06-10
   days on market $80,000 Active 105 DOM
8. 2026-06-09
   days on market $80,000 Active 104 DOM
9. 2026-06-08
   days on market $80,000 Active 103 DOM
10. 2026-06-07
    days on market $80,000 Active 102 DOM
11. 2026-06-05
    days on market $80,000 Active 99 DOM
12. 2026-06-03
    days on market $80,000 Active 98 DOM
13. 2026-06-02
    days on market $80,000 Active 97 DOM
14. 2026-06-01
    days on market $80,000 Active 96 DOM
15. 2026-05-31
    days on market $80,000 Active 95 DOM
16. 2026-05-30
    days on market $80,000 Active 94 DOM
17. 2026-05-02
    status Active 295-char remark

    Show marketing remark (295 chars)

    INVESTOR ALERT -CASH-FLOW-BONANZA (TENANT IN PLACE) Unlock immediate income with this 4Br/2bth rental producing positive cash flow on Day one. Tenant in place ,so you start collecting rent without delays ;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call any Realtor today!

18. 2026-03-23
    status Active 295-char remark

    Show marketing remark (295 chars)

    INVESTOR ALERT -CASH-FLOW-BONANZA (TENANT IN PLACE) Unlock immediate income with this 4Br/2bth rental producing positive cash flow on Day one. Tenant in place ,so you start collecting rent without delays ;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call any Realtor today!

19. 2026-03-11
    status Pending 295-char remark

    Show marketing remark (295 chars)

    INVESTOR ALERT -CASH-FLOW-BONANZA (TENANT IN PLACE) Unlock immediate income with this 4Br/2bth rental producing positive cash flow on Day one. Tenant in place ,so you start collecting rent without delays ;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call any Realtor today!

20. 2026-03-11
    historical 295-char remark

    Show marketing remark (295 chars)

    INVESTOR ALERT -CASH-FLOW-BONANZA (TENANT IN PLACE) Unlock immediate income with this 4Br/2bth rental producing positive cash flow on Day one. Tenant in place ,so you start collecting rent without delays ;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call any Realtor today!

21. 2026-01-04
    listed $80,000 Active 295-char remark

    Show marketing remark (295 chars)

    INVESTOR ALERT -CASH-FLOW-BONANZA (TENANT IN PLACE) Unlock immediate income with this 4Br/2bth rental producing positive cash flow on Day one. Tenant in place ,so you start collecting rent without delays ;vacancy,rehab,or leasing hassle. Listed below Appraisal ! Call any Realtor today!

22. 2025-12-29
    historical
23. 2025-10-28
    listed $90,000 Active
24. 2023-08-28
    soldstatus
25. 2023-07-17
    soldstatus Closed
26. 2023-06-30
    status Pending
27. 2023-06-28
    price $29,000
28. 2023-06-16
    status Active
29. 2023-06-16
    historical
30. 2023-06-02
    price $36,000
31. 2023-05-22
    status Active
32. 2023-05-19
    historical
33. 2023-04-20
    price $40,000
34. 2023-04-05
    price $42,750
35. 2023-03-19
    listed $45,000 Active
36. 2020-04-01
    soldstatus
37. 2015-06-11
    soldstatus
38. 2015-06-08
    soldstatus
39. 2015-03-03
    listed $27,000
40. 2013-09-13
    soldstatus
41. 2009-10-26
    soldstatus
42. 1999-10-27
    soldstatus
43. 1997-11-24
    soldstatus
44. 1995-02-24
    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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $15,332
• − Mortgage interest: −$4,481
• − Property taxes: −$1,317
• − Insurance: −$400
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,327
• Taxable income: $4,353
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $4,316/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

+196.3% since first listed

28 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-03-23 Relisted — MLSU
• 2026-03-11 Pending — MLSU
• 2026-03-11 Listing Removed — MLSU
• 2026-01-04 Listed $80,000 MLSU
• 2025-12-29 Listing Removed — MLSU
• 2025-10-28 Listed $90,000 MLSU
• 2023-08-28 Sold (Public Records) — Public Records
• 2023-07-17 Sold (MLS) — MLSU
• 2023-06-30 Pending — MLSU
• 2023-06-28 Price Changed $29,000 MLSU
• 2023-06-16 Relisted — MLSU
• 2023-06-16 Listing Removed — MLSU
• 2023-06-02 Price Changed $36,000 MLSU
• 2023-05-22 Relisted — MLSU
• 2023-05-19 Listing Removed — MLSU
• 2023-04-20 Price Changed $40,000 MLSU
• 2023-04-05 Price Changed $42,750 MLSU
• 2023-03-19 Listed $45,000 MLSU
• 2020-04-01 Sold (Public Records) — Public Records
• 2015-06-11 Sold (MLS) — MLSU
• 2015-06-08 Sold (Public Records) — Public Records
• 2015-03-03 Listed $27,000 MLSU
• 2013-09-13 Sold (Public Records) — Public Records
• 2009-10-26 Sold (Public Records) — Public Records
• 1999-10-27 Sold (Public Records) — Public Records
• 1997-11-24 Sold (Public Records) — Public Records
• 1995-02-24 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,317 · +1.7% YoY. Source: county tax records.