1886 Smallwood St · Jackson, MS 39212

$81,000

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 80 Days on market

Built 1968 0.28 ac lot $58/sqft · 35% below area Est $125k · 35% under ↓ 8% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This single-family home includes multiple bedrooms, a bathroom, and living areas suitable for everyday use. The property features a kitchen and a yard area. Located within the city, the property provides access to nearby roadways, schools, and local services. Offered AS-IS, the home may be suitable for buyers considering its current condition. Property is under court-ordered receivership; a copy of the order is available.

Key facts

• Access to schools
• Kitchen
• Yard area

Tags

• KITCHEN
• YARD AREA
• ACCESS TO NEARBY ROADWAYS
• ACCESS TO SCHOOLS
• ACCESS TO LOCAL SERVICES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $76k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 9.9% in Jackson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $560 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,140 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.62% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.84%
• DSCR: 2.02
• GRM: 5.1

CMA / ARV

• ARV (median comp): $125,132
• List price: $81,000
• Delta: -35.27%
• 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
1907 Bienville Dr	0.13mi	3/2.0	1,308 (-6%)	4mo	$69,000	$53	81
1416 Wooddell Dr	0.30mi	3/2.0	1,357 (-2%)	4mo	$35,000	$26	79
1928 Teakwood Dr	0.24mi	3/2.0	1,299 (-6%)	3mo	$68,000	$52	76
1423 Woody Dr	0.44mi	3/1.5	1,404 (+1%)	2mo	$24,900	$18	74
3114 Suncrest Dr	0.30mi	4/2.0 (+1)	1,432 (+3%)	3mo	$64,900	$45	73
3144 Fleetwood Dr	0.29mi	3/2.0	1,204 (-13%)	1mo	$59,900	$50	64
1636 Smallwood St	0.50mi	2/1.0 (-1)	1,432 (+3%)	1mo	$17,000	$12	62
1026 Branch St	0.40mi	3/2.0	1,236 (-11%)	3mo	$55,000	$44	61
983 Branch St	0.45mi	3/2.0	1,252 (-10%)	4mo	$60,000	$48	60
404 Mcdowell Park Cir	0.71mi	3/1.5	1,358 (-2%)	4mo	$99,000	$73	59
2971 Kentwood Dr	0.40mi	4/2.0 (+1)	1,532 (+10%)	3mo	$59,900	$39	57
1340 Woody Dr	0.52mi	3/1.0	1,208 (-13%)	1mo	$59,900	$50	50

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: 17.3%
• Equity multiple: 1.71×
• Total profit: $16,063
• Equity at exit: $12,077

10-year hold

• IRR: 26.7%
• Equity multiple: 3.49×
• Total profit: $56,497
• Equity at exit: $7,003

Cash invested: $22,680 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$425
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $432

Break-even live

Break-even rent $764

Max offer price $81,000

Occupancy floor 62%

Sensitivity live

Price	-10% $478	-5% $455	+0% $432	+5% $409	+10% $386
Rent	-10% $328	-5% $380	+0% $432	+5% $484	+10% $535
Rate	-1.0pp $473	-0.5pp $452	base $432	+0.5pp $411	+1.0pp $389

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Ridgeland Dr Jackson, MS	3.0	2.0	1606	$1,600	$1.00	44d	1	0.09mi
2915 Longwood Dr Jackson, MS	3.0	2.0	1800	$1,400	$0.78	24d	1	0.20mi
2904 Marwood Dr Jackson, MS	3.0	2.0	1554	$1,250	$0.80	24d	1	0.50mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.62mi
3020 Lakewood Dr Jackson, MS	4.0	2.0	1600	$1,150	$0.72	24d	1	0.64mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	24d	1	0.64mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.66mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	0.66mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	24d	1	0.67mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	0.67mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	0.68mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	0.68mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.79mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.79mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.83mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.86mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.98mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	24d	1	0.99mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.99mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	24d	1	0.99mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	24d	1	1.03mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	14d	1	1.03mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.04mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	1.05mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	14d	1	1.09mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	1.10mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	1.14mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	1.14mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	14d	1	1.18mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	44d	1	1.34mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	1.35mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	1.38mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	1.42mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	24d	1	1.42mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $81,000 Active 80 DOM
2. 2026-06-17
   days on market $81,000 Active 79 DOM
3. 2026-06-16
   days on market $81,000 Active 78 DOM
4. 2026-06-15
   days on market $81,000 Active 77 DOM
5. 2026-06-14
   days on market $81,000 Active 75 DOM
6. 2026-06-13
   days on market $81,000 Active 74 DOM
7. 2026-06-10
   days on market $81,000 Active 72 DOM
8. 2026-06-09
   days on market $81,000 Active 71 DOM
9. 2026-06-08
   days on market $81,000 Active 70 DOM
10. 2026-06-07
    days on market $81,000 Active 69 DOM
11. 2026-06-05
    days on market $81,000 Active 66 DOM
12. 2026-06-03
    days on market $81,000 Active 65 DOM
13. 2026-06-02
    days on market $81,000 Active 64 DOM
14. 2026-06-01
    days on market $81,000 Active 63 DOM
15. 2026-05-31
    days on market $81,000 Active 62 DOM
16. 2026-05-30
    days on market $81,000 Active 61 DOM
17. 2026-03-30
    listed $81,000 Active 428-char remark

    Show marketing remark (428 chars)

    This single-family home includes multiple bedrooms, a bathroom, and living areas suitable for everyday use. The property features a kitchen and a yard area. Located within the city, the property provides access to nearby roadways, schools, and local services. Offered AS-IS, the home may be suitable for buyers considering its current condition. Property is under court-ordered receivership; a copy of the order is available.

18. 2026-03-23
    historical
19. 2026-03-04
    price $81,000
20. 2026-01-19
    price $83,000
21. 2025-12-01
    listed $88,000 Active
22. 1982-12-07
    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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $15,732
• − Mortgage interest: −$4,537
• − Property taxes: −$1,745
• − Insurance: −$405
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,356
• Taxable income: $4,171
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $4,180/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

-8.0% since first listed

6 events — show timeline

• 2026-03-30 Listed $81,000 MLSU
• 2026-03-23 Listing Removed — MLSU
• 2026-03-04 Price Changed $81,000 MLSU
• 2026-01-19 Price Changed $83,000 MLSU
• 2025-12-01 Listed $88,000 MLSU
• 1982-12-07 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,745 · +2.8% YoY. Source: county tax records.