847 Woodbury Rd · Jackson, MS 39206

$84,999

2 bd · 2.0 ba · 1,243 sqft · SingleFamily public records · 344 Days on market

Built 1984 $68/sqft · 35% below area Est $132k · 35% under ↓ 23% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

''BACK ON MARKET'' Deal fell through. PRICE REDUCTION!!!! SELLER IS ALLOWING $5000 AT CLOSING TO BUYER FOR REPAIRS/REPLACEMENTS. 2BR/2BA Townhome equipped with refrigerator, washer, dryer and window unit. The roof is less that 5 years old. The central air does not work. . Property is being sold ''AS IS WHERE IS''. Agent is related to seller.

Key facts

• Built 1984
• Listed 344 days

Tags

• ROOF LESS THAN 5 YEARS OLD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (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: 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 (+2.8%/yr); 119 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($43k/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 $587 of loan paydown is wiped out by about $3k 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 + 2.8% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.49% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.79%
• DSCR: 1.79
• GRM: 5.6

CMA / ARV

• ARV (median comp): $131,617
• List price: $84,999
• Delta: -35.42%
• 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
764 Avalon Rd	0.22mi	3/2.0 (+1)	1,287 (+4%)	0mo	$89,900	$70	79
4858 Sheridan Dr	0.58mi	3/2.0 (+1)	1,264 (+2%)	2mo	$123,000	$97	63
506 Broadmoor Dr	0.53mi	3/2.0 (+1)	1,187 (-4%)	2mo	$79,900	$67	61
632 Woodbury Rd	0.33mi	2/2.0	1,416 (+14%)	2mo	$115,000	$81	59
610 Lawrence Rd	0.43mi	3/1.0 (+1)	1,302 (+5%)	4mo	$69,900	$54	59
805 Serville Dr	0.54mi	3/2.0 (+1)	1,332 (+7%)	3mo	$150,000	$113	55
521 Launcelot Rd	0.49mi	3/2.0 (+1)	1,346 (+8%)	6mo	$87,000	$65	53
421 Benning Rd	0.64mi	3/1.0 (+1)	1,155 (-7%)	3mo	$74,900	$65	47
544 Wellington Rd	0.54mi	2/1.0	1,092 (-12%)	4mo	$79,900	$73	47
4875 Churchill Dr	0.54mi	3/1.0 (+1)	1,118 (-10%)	3mo	$69,900	$63	46
4851 Maplewood Dr	0.68mi	3/1.0 (+1)	1,201 (-3%)	8mo	$74,900	$62	46
515 Belvedere Rd	0.57mi	3/1.0 (+1)	1,163 (-6%)	9mo	$69,900	$60	46

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $8,542
• Equity at exit: $12,674

10-year hold

• IRR: 18.2%
• Equity multiple: 2.50×
• Total profit: $35,720
• Equity at exit: $7,349

Cash invested: $23,800 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$446
• Tax from tax record: −$165 /mo · $1,978/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $353

Break-even live

Break-even rent $818

Max offer price $84,999

Occupancy floor 67%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	13d	1	0.12mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$900	$0.86	13d	31	0.31mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	0.38mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	0.49mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.58mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	13d	1	0.62mi
229 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	23d	1	0.75mi
229 Lawrence Rd #229 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.75mi
227 Lawrence Rd Jackson, MS	2.0	1.0	840	$900	$1.07	13d	2	0.75mi
227 Lawrence Rd #227 Jackson, MS	2.0	1.0	840	$995	$1.18	43d	1	0.75mi
227 Lawrence Rd Jackson, MS	1.0	1.0	840	$900	$1.07	23d	1	0.75mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	0.86mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	0.90mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	1.09mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	1.11mi
5000 Ridgewood Rd Jackson, MS	1.0	2.0	750	$1,129	$1.51	13d	1	1.18mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	44d	1	1.18mi
5000 Ridgewood Rd Jackson, MS	1.0	1.0	720	$1,149	$1.60	43d	1	1.18mi
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	43d	1	1.27mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	1.44mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	1.44mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $84,999 Active 344 DOM
2. 2026-06-17
   days on market $84,999 Active 343 DOM
3. 2026-06-16
   days on market $84,999 Active 342 DOM
4. 2026-06-15
   days on market $84,999 Active 341 DOM
5. 2026-06-14
   days on market $84,999 Active 339 DOM
6. 2026-06-13
   days on market $84,999 Active 338 DOM
7. 2026-06-10
   days on market $84,999 Active 336 DOM
8. 2026-06-09
   days on market $84,999 Active 335 DOM
9. 2026-06-08
   days on market $84,999 Active 334 DOM
10. 2026-06-07
    days on market $84,999 Active 333 DOM
11. 2026-06-05
    days on market $84,999 Active 330 DOM
12. 2026-06-03
    days on market $84,999 Active 329 DOM
13. 2026-06-02
    days on market $84,999 Active 328 DOM
14. 2026-06-01
    days on market $84,999 Active 327 DOM
15. 2026-05-31
    days on market $84,999 Active 326 DOM
16. 2026-05-30
    days on market $84,999 Active 325 DOM
17. 2026-03-19
    status Active 346-char remark

    Show marketing remark (346 chars)

    ''BACK ON MARKET'' Deal fell through. PRICE REDUCTION!!!! SELLER IS ALLOWING $5000 AT CLOSING TO BUYER FOR REPAIRS/REPLACEMENTS. 2BR/2BA Townhome equipped with refrigerator, washer, dryer and window unit. The roof is less that 5 years old. The central air does not work. . Property is being sold ''AS IS WHERE IS''. Agent is related to seller.

18. 2026-02-11
    status Pending 346-char remark

    Show marketing remark (346 chars)

    ''BACK ON MARKET'' Deal fell through. PRICE REDUCTION!!!! SELLER IS ALLOWING $5000 AT CLOSING TO BUYER FOR REPAIRS/REPLACEMENTS. 2BR/2BA Townhome equipped with refrigerator, washer, dryer and window unit. The roof is less that 5 years old. The central air does not work. . Property is being sold ''AS IS WHERE IS''. Agent is related to seller.

19. 2026-01-01
    price $84,999 346-char remark

    Show marketing remark (346 chars)

    ''BACK ON MARKET'' Deal fell through. PRICE REDUCTION!!!! SELLER IS ALLOWING $5000 AT CLOSING TO BUYER FOR REPAIRS/REPLACEMENTS. 2BR/2BA Townhome equipped with refrigerator, washer, dryer and window unit. The roof is less that 5 years old. The central air does not work. . Property is being sold ''AS IS WHERE IS''. Agent is related to seller.

20. 2025-10-13
    price $89,999 346-char remark

    Show marketing remark (346 chars)

    ''BACK ON MARKET'' Deal fell through. PRICE REDUCTION!!!! SELLER IS ALLOWING $5000 AT CLOSING TO BUYER FOR REPAIRS/REPLACEMENTS. 2BR/2BA Townhome equipped with refrigerator, washer, dryer and window unit. The roof is less that 5 years old. The central air does not work. . Property is being sold ''AS IS WHERE IS''. Agent is related to seller.

21. 2025-06-03
    listed $109,999 Active 346-char remark

    Show marketing remark (346 chars)

    ''BACK ON MARKET'' Deal fell through. PRICE REDUCTION!!!! SELLER IS ALLOWING $5000 AT CLOSING TO BUYER FOR REPAIRS/REPLACEMENTS. 2BR/2BA Townhome equipped with refrigerator, washer, dryer and window unit. The roof is less that 5 years old. The central air does not work. . Property is being sold ''AS IS WHERE IS''. Agent is related to seller.

22. 2019-10-17
    soldstatus
23. 1995-08-31
    soldstatus
24. 1992-10-02
    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: $1,978 · $165/mo
• Projected year-2 tax: $1,978 · $165/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 · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,173
• − Mortgage interest: −$4,761
• − Property taxes: −$1,978
• − Insurance: −$425
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,473
• Taxable income: $3,108
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $3,489/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-22.7% since first listed

8 events — show timeline

• 2026-03-19 Relisted — MLSU
• 2026-02-11 Pending — MLSU
• 2026-01-01 Price Changed $84,999 MLSU
• 2025-10-13 Price Changed $89,999 MLSU
• 2025-06-03 Listed $109,999 MLSU
• 2019-10-17 Sold (Public Records) — Public Records
• 1995-08-31 Sold (Public Records) — Public Records
• 1992-10-02 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,978 · +4.5% YoY. Source: county tax records.