170 W Woodcrest Dr · Jackson, MS 39212

$125,000

3 bd · 2.0 ba · 1,339 sqft · SingleFamily public records · 11 Days on market

Built 1974 9,583 sqft lot $93/sqft · 71% above 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• 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

GREAT INVESTMENT OPPORTUNITY. NEEDS SOME FLOORING AND PAINT BUT HAS GREAT POTENTIAL. ON A CUL-DE-SAC WITH ACCESS TO I-55 SOUTH TO ANYWHERE YOU WANT TO GO OR HAVE TO BE. HUGE INFORMAL LIVING AREA, ENCLOSED 2 CAR GARAGE, 2 FULL BATHS.

Key facts

• Cul-de-sac
• 9,583 sq ft lot
• 2 garage spots

Tags

• CUL-DE-SAC
• LAMINATE WOOD FLOORING
• STAINLESS STEEL APPLIANCES
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Located on a cul-de-sac

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available
• Home design: Single-family house; One level
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built in public records
• Exterior features: Partial fencing (see remarks); See remarks

Interior

• Kitchen: Free-standing refrigerator; Microwave; Stainless steel appliances
• Flooring: Carpet; Laminate; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceiling; Entrance foyer; Aluminum window frames
• Laundry & utility: Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.6% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Oak Forest Elementary School (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 318 students, 100% FRL); Whitten Middle School (math 4% / reading 11%, grade F, #168 of 179 statewide, top 94%, 338 students, 100% FRL); Forest Hill High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 991 students, 100% FRL).
• 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $125,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $72,891
• List price: $125,000
• Delta: 71.49%
• 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
677 Woody Dr	0.11mi	3/2.0	1,248 (-7%)	2mo	$70,000	$56	82
3409 Meadow Ln	0.24mi	3/1.0	1,380 (+3%)	2mo	$17,900	$13	78
3333 Rosemary Ave	0.36mi	3/1.5	1,241 (-7%)	5mo	$63,000	$51	65
702 Cooper Rd	0.37mi	3/1.0	1,241 (-7%)	4mo	$91,000	$73	63
920 Woody Dr	0.42mi	3/2.0	1,468 (+10%)	2mo	$59,000	$40	63
3148 Sylvester Dr	0.42mi	4/2.0 (+1)	1,440 (+8%)	0mo	$59,500	$41	62
170 Cooper Rd	0.63mi	3/1.0	1,370 (+2%)	2mo	$18,500	$14	61
3115 Shirley Dr	0.52mi	3/2.0	1,432 (+7%)	7mo	$49,900	$35	58
3143 Revere St	0.32mi	3/2.0	1,528 (+14%)	5mo	$37,250	$24	58
3156 Woodview Dr	0.62mi	3/1.0	1,409 (+5%)	4mo	$65,000	$46	55
2813 Brookwood Dr	0.56mi	3/1.0	1,141 (-15%)	3mo	$45,000	$39	42
3007 Oak Forest Dr	0.72mi	4/2.0 (+1)	1,520 (+14%)	6mo	$99,700	$66	34

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-10,272
• Equity at exit: $18,638

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $8,623
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$656
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $131

Break-even live

Break-even rent $1,103

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.20mi
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	44d	1	0.29mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	44d	1	0.42mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.45mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.51mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	0.51mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	0.51mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	0.56mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.57mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.61mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.63mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.64mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.71mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	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	44d	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	23d	1	0.84mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	0.84mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.85mi
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	44d	1	1.00mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	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	44d	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

Listing history 12 events

1. 2026-06-02
   status $125,000 Pending 11 DOM
2. 2026-06-01
   days on market $125,000 Active 11 DOM
3. 2026-05-31
   days on market $125,000 Active 10 DOM
4. 2026-05-30
   days on market $125,000 Active 9 DOM
5. 2026-05-15
   listed $125,000 Active 885-char remark
6. 2019-07-29
   historical
7. 2019-07-20
   listed $79,000
8. 2013-06-26
   soldstatus

   Show marketing remark (232 chars)

   GREAT INVESTMENT OPPORTUNITY. NEEDS SOME FLOORING AND PAINT BUT HAS GREAT POTENTIAL. ON A CUL-DE-SAC WITH ACCESS TO I-55 SOUTH TO ANYWHERE YOU WANT TO GO OR HAVE TO BE. HUGE INFORMAL LIVING AREA, ENCLOSED 2 CAR GARAGE, 2 FULL BATHS.

9. 2013-06-21
   soldstatus
10. 2013-05-29
    listed $19,900

    Show marketing remark (232 chars)

    GREAT INVESTMENT OPPORTUNITY. NEEDS SOME FLOORING AND PAINT BUT HAS GREAT POTENTIAL. ON A CUL-DE-SAC WITH ACCESS TO I-55 SOUTH TO ANYWHERE YOU WANT TO GO OR HAVE TO BE. HUGE INFORMAL LIVING AREA, ENCLOSED 2 CAR GARAGE, 2 FULL BATHS.

11. 1996-03-06
    soldstatus
12. 1979-06-27
    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: $1,970 · $164/mo
• Projected year-2 tax: $1,970 · $164/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: $15,238
• − Mortgage interest: −$7,002
• − Property taxes: −$1,970
• − Insurance: −$625
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,636
• Taxable loss: −$433
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,681/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

+528.1% since first listed

11 events — show timeline

• 2026-06-01 Pending — MLSU
• 2026-05-25 Relisted — MLSU
• 2026-05-20 Pending — MLSU
• 2026-05-15 Listed $125,000 MLSU
• 2019-07-29 Listing Removed — MLSU
• 2019-07-20 Listed $79,000 MLSU
• 2013-06-26 Sold (MLS) — MLSU
• 2013-06-21 Sold (Public Records) — Public Records
• 2013-05-29 Listed $19,900 MLSU
• 1996-03-06 Sold (Public Records) — Public Records
• 1979-06-27 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,970 · +2.8% YoY. Source: county tax records.