181 E Woodcrest Dr · Jackson, MS 39212

$12,750

3 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 92 Days on market

Built 1970 0.26 ac lot $8/sqft · 81% 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

A unique opportunity for builders, developers, and investors to create a brand-new residence in an established Jackson neighborhood. This property, located at 181 E Woodcrest Drive, is a single-family lot where the primary value lies in the land. The existing structure is in need of a complete teardown, offering a blank canvas for new construction. This is your chance to build a custom dream home from the ground up in a desirable area. The property was purchased by the current owner via a Mississippi tax sale. The property will be conveyed ''as is, where is,'' with all faults.

Key facts

• Custom dream home
• Single-family lot
• Desirable area

Tags

• SINGLE-FAMILY LOT
• CUSTOM DREAM HOME
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $13k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $13k).
• Recommended offer: $12k (9.0% below list) — sets the bar for market timing.
• Cap rate 92.5% 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 24d 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 $88 of loan paydown is wiped out by about $382 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $11,602 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1970 — 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. 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?
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: 10.06% ✓
• Cap rate: 92.50%
• Cash-on-cash: 307.87%
• DSCR: 14.70
• GRM: 0.8

CMA / ARV

• ARV (median comp): $67,901
• List price: $12,750
• Delta: -81.22%
• 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
3143 Revere St	0.35mi	3/2.0	1,528 (-2%)	5mo	$37,250	$24	74
3409 Meadow Ln	0.21mi	3/1.0	1,380 (-12%)	2mo	$17,900	$13	68
920 Woody Dr	0.45mi	3/2.0	1,468 (-6%)	2mo	$59,000	$40	66
953 Woody Dr	0.51mi	4/2.0 (+1)	1,595 (+2%)	3mo	$5,900	$4	63
3122 Shirley Dr	0.49mi	3/2.0	1,500 (-4%)	7mo	$59,900	$40	62
3148 Sylvester Dr	0.41mi	4/2.0 (+1)	1,440 (-8%)	0mo	$59,500	$41	60
249 Woody Dr	0.61mi	3/2.0	1,604 (+3%)	8mo	$37,000	$23	58
228 Mikell St	0.55mi	3/2.0	1,685 (+8%)	3mo	$90,000	$53	57
3115 Shirley Dr	0.55mi	3/2.0	1,432 (-8%)	7mo	$49,900	$35	53
267 W Leavell Woods Dr	0.51mi	3/2.0	1,747 (+12%)	3mo	$80,000	$46	52
170 Cooper Rd	0.61mi	3/1.0	1,370 (-12%)	2mo	$18,500	$14	48
3156 Woodview Dr	0.65mi	3/1.0	1,409 (-10%)	4mo	$65,000	$46	48

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: 17.22×
• Total profit: $57,901
• Equity at exit: $1,901

10-year hold

• IRR: —
• Equity multiple: 38.09×
• Total profit: $132,398
• Equity at exit: $1,102

Cash invested: $3,570 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$67
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $916

Break-even live

Break-even rent $124

Max offer price $12,750

Occupancy floor 24%

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: $3,188
• Closing costs: $382
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.26mi
360 Cooper Rd Jackson, MS	4.0	2.0	1624	$1,575	$0.97	14d	1	0.27mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.27mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	0.29mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	43d	1	0.42mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.45mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	14d	1	0.46mi
3147 Shirley Dr Jackson, MS	4.0	2.0	2137	$1,425	$0.67	43d	1	0.46mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	43d	1	0.51mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	0.51mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.51mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	0.56mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	43d	1	0.57mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	43d	1	0.61mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.63mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	43d	1	0.71mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.71mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	0.71mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.79mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	0.80mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	43d	1	0.81mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	23d	1	0.83mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.84mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	0.84mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.92mi
156 McCluer Rd Apt A Jackson, MS	3.0	2.0	1125	$1,300	$1.16	21d	1	0.96mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.00mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.00mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	23d	1	1.05mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	1.07mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	1.13mi
140 Neatherwood Dr Jackson, MS	3.0	2.0	1450	$1,297	$0.89	14d	1	1.13mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	1.13mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.15mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.16mi
3901 Walker Ave Jackson, MS	3.0	2.0	1300	$1,100	$0.85	21d	1	1.21mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	1.22mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	1.23mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.23mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.26mi

Listing history 29 events

1. 2026-06-18
   days on market $12,750 Active 92 DOM
2. 2026-06-17
   days on market $12,750 Active 91 DOM
3. 2026-06-16
   days on market $12,750 Active 90 DOM
4. 2026-06-15
   days on market $12,750 Active 89 DOM
5. 2026-06-14
   days on market $12,750 Active 87 DOM
6. 2026-06-13
   days on market $12,750 Active 86 DOM
7. 2026-06-10
   days on market $12,750 Active 84 DOM
8. 2026-06-09
   days on market $12,750 Active 83 DOM
9. 2026-06-08
   days on market $12,750 Active 82 DOM
10. 2026-06-07
    days on market $12,750 Active 81 DOM
11. 2026-06-05
    days on market $12,750 Active 78 DOM
12. 2026-06-03
    days on market $12,750 Active 77 DOM
13. 2026-06-02
    days on market $12,750 Active 76 DOM
14. 2026-06-01
    days on market $12,750 Active 75 DOM
15. 2026-05-31
    days on market $12,750 Active 74 DOM
16. 2026-05-30
    days on market $12,750 Active 73 DOM
17. 2026-03-17
    listed $12,750 Active 589-char remark

    Show marketing remark (589 chars)

    A unique opportunity for builders, developers, and investors to create a brand-new residence in an established Jackson neighborhood. This property, located at 181 E Woodcrest Drive, is a single-family lot where the primary value lies in the land. The existing structure is in need of a complete teardown, offering a blank canvas for new construction. This is your chance to build a custom dream home from the ground up in a desirable area. The property was purchased by the current owner via a Mississippi tax sale. The property will be conveyed ''as is, where is,'' with all faults.

18. 2024-06-24
    soldstatus
19. 2021-10-02
    historical
20. 2009-12-16
    soldstatus
21. 2009-11-25
    soldstatus
22. 2009-10-03
    listed $19,900
23. 2008-06-02
    historical
24. 2008-01-18
    listed $29,900
25. 2007-11-15
    listed $64,500
26. 2007-10-25
    soldstatus
27. 2005-10-03
    soldstatus
28. 1991-10-16
    soldstatus
29. 1991-08-23
    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: $306 · $26/mo
• Projected year-2 tax: $306 · $26/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 · 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: $15,396
• − Mortgage interest: −$714
• − Property taxes: −$306
• − Insurance: −$64
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$371
• Taxable income: $11,478
• Est. tax owed @ 24.0%: −$2,755
• After-tax cash flow: $8,236/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

-80.2% since first listed

13 events — show timeline

• 2026-03-17 Listed $12,750 MLSU
• 2024-06-24 Sold (Public Records) — Public Records
• 2021-10-02 Listing Removed — MLSU
• 2009-12-16 Sold (Public Records) — Public Records
• 2009-11-25 Sold (MLS) — MLSU
• 2009-10-03 Listed $19,900 MLSU
• 2008-06-02 Listing Removed — MLSU
• 2008-01-18 Listed $29,900 MLSU
• 2007-11-15 Listed $64,500 MLSU
• 2007-10-25 Sold (Public Records) — Public Records
• 2005-10-03 Sold (Public Records) — Public Records
• 1991-10-16 Sold (Public Records) — Public Records
• 1991-08-23 Sold (Public Records) — Public Records

Property tax history

-10.3%/yr

Latest (2025): $306 · -71.9% YoY. Source: county tax records.