314 Mcdowell Park Cir · Jackson, MS 39204

$84,000

3 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 332 Days on market

Built 1959 0.27 ac lot $61/sqft · 45% above area Est $58k · 45% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Check out this renovated 3-Bedroom, 2-Bath Home. Updated kitchen, bathrooms, flooring, paint, and fixtures. Move-in ready and ideal for investors or buyers seeking a low-maintenance property. There is space to potentially add a 4th bedroom as a bonus!

Key facts

• 0.27 acre lot
• 2 parking spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.

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: Marshall Elementary School (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 207 students, 100% FRL); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,218/mo this rent would consume 48% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($581 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask is 7714% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 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 1959 — 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: 1.45% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 5.7

CMA / ARV

• ARV (median comp): $58,060
• List price: $84,000
• Delta: 44.68%
• 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
404 Mcdowell Park Cir	0.09mi	3/1.5	1,358 (-2%)	4mo	$99,000	$73	87
1776 Wood Glen Dr	0.31mi	3/2.0	1,309 (-6%)	5mo	$39,900	$30	72
1416 Wooddell Dr	0.48mi	3/2.0	1,357 (-2%)	4mo	$35,000	$26	70
2646 Revere St	0.63mi	3/1.0	1,360 (-2%)	0mo	$30,000	$22	63
1423 Woody Dr	0.71mi	3/1.5	1,404 (+1%)	2mo	$24,900	$18	61
2716 Woodside Dr	0.31mi	3/1.5	1,184 (-15%)	0mo	$54,900	$46	59
1636 Smallwood St	0.57mi	2/1.0 (-1)	1,432 (+3%)	1mo	$17,000	$12	58
2813 Marydale Dr	0.56mi	3/1.5	1,500 (+8%)	2mo	$34,999	$23	57
2971 Kentwood Dr	0.51mi	4/2.0 (+1)	1,532 (+10%)	3mo	$59,900	$39	52
1422 Wooddell Dr	0.47mi	4/2.0 (+1)	1,540 (+11%)	6mo	$99,000	$64	50
1275 Dorgan St	0.58mi	3/2.0	1,219 (-12%)	8mo	$70,000	$57	46
3007 Oak Forest Dr	0.63mi	4/2.0 (+1)	1,520 (+10%)	6mo	$99,700	$66	45

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: 40.7%
• Equity multiple: 4.20×
• Total profit: $75,180
• Equity at exit: $75,674

10-year hold

• IRR: 37.1%
• Equity multiple: 10.33×
• Total profit: $219,342
• Equity at exit: $163,194

Cash invested: $23,520 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$441
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $361

Break-even live

Break-even rent $761

Max offer price $84,000

Occupancy floor 65%

Sensitivity live

Price	-10% $408	-5% $384	+0% $361	+5% $337	+10% $313
Rent	-10% $264	-5% $312	+0% $361	+5% $409	+10% $457
Rate	-1.0pp $403	-0.5pp $382	base $361	+0.5pp $339	+1.0pp $317

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	16d	1	0.17mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	16d	1	0.22mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	0.22mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	25d	1	0.29mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	16d	1	0.29mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	25d	1	0.30mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	25d	1	0.50mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.53mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	16d	1	0.53mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	45d	1	0.62mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	25d	1	0.63mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	16d	1	0.65mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	0.65mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	25d	1	0.67mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	16d	1	0.69mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	16d	1	0.71mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.71mi
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	45d	1	0.72mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.74mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.75mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	25d	1	0.79mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	16d	1	0.80mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.86mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.86mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	0.88mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.94mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	16d	1	0.99mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	16d	1	1.02mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	1.06mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	1.11mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	23d	1	1.13mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	45d	1	1.14mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	1.15mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	16d	1	1.17mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	16d	1	1.27mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	1.28mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	16d	1	1.33mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	45d	1	1.38mi
2010 Chadwick Dr Jackson, MS	2.0	2.0	1089	$1,174	$1.08	16d	1	1.38mi
2010 Chadwick Dr Jackson, MS	3.0	2.0	1275	$1,145	$0.90	45d	1	1.38mi

Listing history 35 events

1. 2026-06-22
   days on market $84,000 Active 332 DOM
2. 2026-06-18
   days on market $84,000 Active 329 DOM
3. 2026-06-17
   days on market $84,000 Active 328 DOM
4. 2026-06-16
   days on market $84,000 Active 327 DOM
5. 2026-06-15
   days on market $84,000 Active 326 DOM
6. 2026-06-14
   days on market $84,000 Active 324 DOM
7. 2026-06-13
   days on market $84,000 Active 323 DOM
8. 2026-06-10
   days on market $84,000 Active 321 DOM
9. 2026-06-09
   days on market $84,000 Active 320 DOM
10. 2026-06-08
    days on market $84,000 Active 319 DOM
11. 2026-06-07
    days on market $84,000 Active 318 DOM
12. 2026-06-05
    days on market $84,000 Active 315 DOM
13. 2026-06-03
    days on market $84,000 Active 314 DOM
14. 2026-06-02
    days on market $84,000 Active 313 DOM
15. 2026-06-01
    days on market $84,000 Active 312 DOM
16. 2026-05-31
    days on market $84,000 Active 311 DOM
17. 2026-05-30
    days on market $84,000 Active 310 DOM
18. 2026-02-14
    historical $1,075
19. 2025-11-01
    listed $1,075
20. 2025-10-03
    price $84,000 251-char remark

    Show marketing remark (251 chars)

    Check out this renovated 3-Bedroom, 2-Bath Home. Updated kitchen, bathrooms, flooring, paint, and fixtures. Move-in ready and ideal for investors or buyers seeking a low-maintenance property. There is space to potentially add a 4th bedroom as a bonus!

21. 2025-07-24
    listed $85,000 Active 251-char remark

    Show marketing remark (251 chars)

    Check out this renovated 3-Bedroom, 2-Bath Home. Updated kitchen, bathrooms, flooring, paint, and fixtures. Move-in ready and ideal for investors or buyers seeking a low-maintenance property. There is space to potentially add a 4th bedroom as a bonus!

22. 2024-01-13
    historical $1,150
23. 2023-09-20
    listed $1,150
24. 2013-11-17
    soldstatus 67-char remark

    Show marketing remark (67 chars)

    Great deal on this 3/2 priced to sell quickly! Excellent potential.

25. 2013-11-05
    soldstatus
26. 2013-08-21
    listed $13,860 67-char remark

    Show marketing remark (67 chars)

    Great deal on this 3/2 priced to sell quickly! Excellent potential.

27. 2008-08-01
    soldstatus
28. 2008-02-25
    soldstatus
29. 2008-02-01
    soldstatus
30. 2007-12-31
    soldstatus
31. 2007-08-29
    soldstatus
32. 2007-07-27
    listed $39,900
33. 2003-10-17
    soldstatus
34. 2003-08-02
    listed $68,500
35. 1964-08-28
    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: $1,513 · $126/mo
• Projected year-2 tax: $1,513 · $126/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 6 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: $14,615
• − Mortgage interest: −$4,705
• − Property taxes: −$1,513
• − Insurance: −$420
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,444
• Taxable income: $3,195
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,560/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

-98.4% since first listed

18 events — show timeline

• 2026-02-14 Rental Removed $1,075 BUILDIUM
• 2025-11-01 Listed for Rent $1,075 BUILDIUM
• 2025-10-03 Price Changed $84,000 MLSU
• 2025-07-24 Listed $85,000 MLSU
• 2024-01-13 Rental Removed $1,150 BUILDIUM
• 2023-09-20 Listed for Rent $1,150 BUILDIUM
• 2013-11-17 Sold (MLS) — MLSU
• 2013-11-05 Sold (Public Records) — Public Records
• 2013-08-21 Listed $13,860 MLSU
• 2008-08-01 Sold (Public Records) — Public Records
• 2008-02-25 Sold (Public Records) — Public Records
• 2008-02-01 Sold (Public Records) — Public Records
• 2007-12-31 Sold (Public Records) — Public Records
• 2007-08-29 Sold (MLS) — MLSU
• 2007-07-27 Listed $39,900 MLSU
• 2003-10-17 Sold (MLS) — MLSU
• 2003-08-02 Listed $68,500 MLSU
• 1964-08-28 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,513 · +3.3% YoY. Source: county tax records.