2931 Barwood Dr · Jackson, MS 39212

$70,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 162 Days on market

Built 1950 0.45 ac lot $64/sqft · 95% 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

INVESTOR ALERT-CASH FLOW BONANZA Unlock immediate income with this 3/2 prime rental! Buy and hold PORTFOLIO ADDITION

Key facts

• 0.45 acre lot
• Built 1950
• Listed 162 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1950 — 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: 1.71% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.33%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (median comp): $36,458
• List price: $70,000
• Delta: 92.00%
• 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
2813 Brookwood Dr	0.28mi	3/1.0	1,141 (+4%)	3mo	$45,000	$39	77
2805 Engleside Dr	0.32mi	3/1.0	1,200 (+10%)	0mo	$54,200	$45	69
2677 Shannon St	0.42mi	3/1.0	1,032 (-6%)	2mo	$60,000	$58	69
167 Treehaven Dr	0.46mi	3/2.0	1,151 (+5%)	1mo	$39,500	$34	65
2647 Glenn St	0.67mi	3/1.0	1,050 (-4%)	2mo	$14,500	$14	60
218 Hilliyard Ct	0.48mi	3/1.0	980 (-11%)	4mo	$24,900	$25	57
2524 Coronet Pl	0.57mi	3/1.0	1,190 (+9%)	3mo	$30,000	$25	56
2566 Mcdowell Cir	0.52mi	3/1.5	1,204 (+10%)	3mo	$35,000	$29	55
2842 Teresa Dr	0.65mi	3/1.0	1,008 (-8%)	2mo	$35,000	$35	55
2877 Teresa Dr	0.68mi	3/1.5	1,006 (-8%)	4mo	$105,000	$104	49
2416 Paden St	0.66mi	4/2.0 (+1)	1,178 (+8%)	0mo	$84,900	$72	47
677 Woody Dr	0.74mi	3/2.0	1,248 (+14%)	2mo	$70,000	$56	37

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: 26.3%
• Equity multiple: 2.11×
• Total profit: $21,702
• Equity at exit: $10,437

10-year hold

• IRR: 34.7%
• Equity multiple: 4.36×
• Total profit: $65,818
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$367
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $495

Break-even live

Break-even rent $570

Max offer price $70,000

Occupancy floor 54%

Sensitivity live

Price	-10% $535	-5% $515	+0% $495	+5% $476	+10% $456
Rent	-10% $401	-5% $448	+0% $495	+5% $543	+10% $590
Rate	-1.0pp $531	-0.5pp $513	base $495	+0.5pp $477	+1.0pp $459

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.15mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.22mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.38mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.44mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	24d	1	0.44mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.44mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.44mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.50mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.51mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.63mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.66mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.68mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.71mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.71mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	24d	1	0.72mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	24d	1	0.74mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.89mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	0.92mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.92mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.93mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.93mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.96mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.99mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	0.99mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	1.07mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.07mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	1.12mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	1.16mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	1.19mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	1.23mi
270 Wildwood Ct Jackson, MS	3.0	1.0	1200	$1,200	$1.00	21d	1	1.32mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	24d	1	1.38mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	24d	1	1.40mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	14d	1	1.40mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.44mi

Listing history 42 events

1. 2026-06-18
   days on market $70,000 Active 162 DOM
2. 2026-06-17
   days on market $70,000 Active 161 DOM
3. 2026-06-16
   days on market $70,000 Active 160 DOM
4. 2026-06-15
   days on market $70,000 Active 159 DOM
5. 2026-06-14
   days on market $70,000 Active 157 DOM
6. 2026-06-13
   days on market $70,000 Active 156 DOM
7. 2026-06-10
   days on market $70,000 Active 154 DOM
8. 2026-06-09
   days on market $70,000 Active 153 DOM
9. 2026-06-08
   days on market $70,000 Active 152 DOM
10. 2026-06-07
    days on market $70,000 Active 151 DOM
11. 2026-06-05
    days on market $70,000 Active 148 DOM
12. 2026-06-03
    days on market $70,000 Active 147 DOM
13. 2026-06-02
    days on market $70,000 Active 146 DOM
14. 2026-06-01
    days on market $70,000 Active 145 DOM
15. 2026-05-31
    days on market $70,000 Active 144 DOM
16. 2026-05-30
    days on market $70,000 Active 143 DOM
17. 2026-05-02
    status Active 120-char remark

    Show marketing remark (120 chars)

    INVESTOR ALERT-CASH FLOW BONANZA Unlock immediate income with this 3/2 prime rental! Buy and hold PORTFOLIO ADDITION

18. 2026-04-30
    historical 120-char remark

    Show marketing remark (120 chars)

    INVESTOR ALERT-CASH FLOW BONANZA Unlock immediate income with this 3/2 prime rental! Buy and hold PORTFOLIO ADDITION

19. 2026-01-05
    listed $70,000 Active 120-char remark

    Show marketing remark (120 chars)

    INVESTOR ALERT-CASH FLOW BONANZA Unlock immediate income with this 3/2 prime rental! Buy and hold PORTFOLIO ADDITION

20. 2025-12-29
    historical
21. 2025-10-27
    listed $70,000 Active
22. 2025-06-24
    status Pending
23. 2025-06-23
    historical
24. 2025-06-16
    listed $57,000 Active
25. 2024-03-27
    soldstatus Closed
26. 2024-03-27
    soldstatus
27. 2024-03-14
    status Pending
28. 2024-03-10
    listed $42,500 Active
29. 2021-10-02
    historical
30. 2019-01-31
    soldstatus
31. 2015-04-09
    soldstatus
32. 2014-11-25
    soldstatus
33. 2014-10-29
    listed $22,000
34. 2014-05-20
    soldstatus
35. 2014-03-04
    listed $12,500
36. 2013-07-08
    soldstatus
37. 2007-06-21
    listed $77,500
38. 2006-06-14
    soldstatus
39. 2002-08-01
    soldstatus
40. 2002-04-26
    listed $17,000
41. 1998-02-19
    soldstatus
42. 1993-11-30
    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: $646 · $54/mo
• Projected year-2 tax: $646 · $54/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 6/10 Major 6 d/yr ≥108°F today · 17 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: $14,361
• − Mortgage interest: −$3,921
• − Property taxes: −$646
• − Insurance: −$350
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$2,036
• Taxable income: $5,110
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,718/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

+311.8% since first listed

26 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-01-05 Listed $70,000 MLSU
• 2025-12-29 Listing Removed — MLSU
• 2025-10-27 Listed $70,000 MLSU
• 2025-06-24 Pending — MLSU
• 2025-06-23 Listing Removed — MLSU
• 2025-06-16 Listed $57,000 MLSU
• 2024-03-27 Sold (Public Records) — Public Records
• 2024-03-27 Sold (MLS) — MLSU
• 2024-03-14 Pending — MLSU
• 2024-03-10 Listed $42,500 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2019-01-31 Sold (Public Records) — Public Records
• 2015-04-09 Sold (Public Records) — Public Records
• 2014-11-25 Sold (MLS) — MLSU
• 2014-10-29 Listed $22,000 MLSU
• 2014-05-20 Sold (MLS) — MLSU
• 2014-03-04 Listed $12,500 MLSU
• 2013-07-08 Sold (Public Records) — Public Records
• 2007-06-21 Listed $77,500 MLSU
• 2006-06-14 Sold (Public Records) — Public Records
• 2002-08-01 Sold (MLS) — MLSU
• 2002-04-26 Listed $17,000 MLSU
• 1998-02-19 Sold (Public Records) — Public Records
• 1993-11-30 Sold (Public Records) — Public Records

Property tax history

-3.5%/yr

Latest (2025): $646 · +3.6% YoY. Source: county tax records.