23 Meadowoods Pl · Jackson, MS 39211

$126,000

2 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 10 Days on market

Built 1989 3,920 sqft lot Est $120k · 5% over

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Why this score? — see what drove the C- 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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• ARV discount +5.1/15.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Cute and affordable! Duplex with 2 bedrooms, 2 full baths, convenient to everything! Call your agent to see this one before it's gone!

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1989

Property features AI

Finance

• Other: Lot size approximately 0.09 acres (3,920 sq ft)

Exterior

• Parking: Driveway parking (2 spaces); Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Sewer connected; Water connected
• Home design: Duplex; One story; Built with brick construction; 1,118 total building area; Listed as move-in ready
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Year built (public records)
• Exterior features: Slab patio/porch; Fenced lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Natural gas available in kitchen
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Gas log fireplace; Move-in ready
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).

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: Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 221 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $871 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $119,626
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 N Brighton Dr	0.23mi	2/2.0	1,225 (+10%)	7mo	$137,900	$113	68
2444 River Oaks Blvd Unit B	0.10mi	2/2.0	1,055 (-6%)	22mo	$59,900	$57	68
15 Northtown Rd Unit A	0.21mi	2/1.5	1,217 (+9%)	14mo	$95,000	$78	62
325 W Oak Leaf Ct	0.73mi	3/2.0 (+1)	1,211 (+8%)	13mo	$130,000	$107	36

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-75
• Equity at exit: $18,787

10-year hold

• IRR: 14.3%
• Equity multiple: 2.42×
• Total profit: $50,245
• Equity at exit: $10,894

Cash invested: $35,280 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$661
• Tax from tax record: −$208 /mo · $2,502/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $203

Break-even live

Break-even rent $1,167

Max offer price $126,000

Occupancy floor 81%

Sensitivity live

Price	-10% $274	-5% $239	+0% $203	+5% $167	+10% $132
Rent	-10% $90	-5% $147	+0% $203	+5% $259	+10% $315
Rate	-1.0pp $266	-0.5pp $235	base $203	+0.5pp $170	+1.0pp $137

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Meadowoods Ter Jackson, MS	3.0	2.0	1269	$1,450	$1.14	24d	1	0.03mi
9B River Oaks Pl Jackson, MS	2.0	2.0	1012	$1,395	$1.38	24d	1	0.10mi
2501 River Oaks Blvd Jackson, MS	1.0–2.0	1.0–2.0	980	$1,600	$1.63	14d	6	0.16mi
51 Northtown Dr Unit 006H Jackson, MS	2.0	2.0	1025	$1,289	$1.26	24d	1	0.27mi
51 Northtown Dr Unit 009H Jackson, MS	2.0	2.0	1025	$1,179	$1.15	14d	1	0.27mi
51 Northtown Dr Unit 014G Jackson, MS	2.0	2.0	1096	$1,249	$1.14	14d	1	0.27mi
51 Northtown Dr Unit 009F Jackson, MS	2.0	2.0	1025	$1,319	$1.29	44d	1	0.27mi
51 Northtown Dr Unit 029D Jackson, MS	1.0	1.0	750	$1,189	$1.59	44d	1	0.27mi
51 Northtown Dr Unit 021A Jackson, MS	3.0	2.0	1500	$1,694	$1.13	22d	1	0.27mi
51 Northtown Dr Unit 002G Jackson, MS	3.0	2.0	1260	$1,644	$1.30	44d	1	0.27mi
51 Northtown Dr Apt 13L Jackson, MS	2.0	2.0	1096	$1,364	$1.24	44d	1	0.27mi
51 Northtown Dr Unit 008E Jackson, MS	2.0	2.0	1025	$1,354	$1.32	44d	1	0.27mi
51 Northtown Dr Unit 009D Jackson, MS	2.0	2.0	1025	$1,179	$1.15	24d	1	0.27mi
51 Northtown Dr Unit 001F Jackson, MS	3.0	2.0	1260	$1,644	$1.30	14d	1	0.27mi
51 Northtown Dr Unit 001B Jackson, MS	3.0	2.0	1260	$1,499	$1.19	14d	1	0.27mi
51 Northtown Dr Unit 027B Jackson, MS	2.0	2.0	1096	$1,439	$1.31	14d	1	0.27mi
51 Northtown Dr Unit 027G Jackson, MS	2.0	2.0	1096	$1,279	$1.17	14d	1	0.27mi
51 Northtown Dr Apt 10E Jackson, MS	2.0	2.0	1096	$1,199	$1.09	14d	1	0.27mi
50 Northtown Dr Jackson, MS	1.0–2.0	1.0–2.0	871	$1,200	$1.38	14d	15	0.31mi
51 Northtown Dr Unit 003D Jackson, MS	2.0	2.0	1025	$1,199	$1.17	44d	1	0.32mi
51 Northtown Dr Unit 001G Jackson, MS	3.0	2.0	1260	$1,449	$1.15	14d	1	0.32mi
214 Foxboro Dr Jackson, MS	3.0	2.0	1224	$1,395	$1.14	14d	1	0.73mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	24d	1	0.73mi
109 Pine Knoll Dr Ridgeland, MS	2.0	2.0	1050	$1,350	$1.29	14d	1	0.73mi
109 Pine Knoll Dr Ridgeland, MS	1.0	1.0	750	$1,100	$1.47	44d	1	0.73mi
110 Pine Knoll Dr Ridgeland, MS	1.0–2.0	1.0	1000	$1,295	$1.29	44d	1	0.86mi
879 William Blvd Ridgeland, MS	1.0–3.0	1.0–2.0	1117	$1,286	$1.15	14d	7	0.99mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	44d	1	1.05mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$1,024	$1.46	14d	1	1.05mi
6675 Old Canton Rd Ridgeland, MS	2.0	2.0	905	$1,199	$1.32	22d	1	1.05mi
6675 Old Canton Rd Ridgeland, MS	1.0	1.0	700	$899	$1.28	24d	1	1.05mi
601 Northpointe Pkwy Jackson, MS	1.0–2.0	1.0–2.0	910	$1,054	$1.16	14d	2	1.06mi
875 William Blvd Ridgeland, MS	1.0–2.0	1.0–2.0	712	$1,289	$1.81	14d	9	1.08mi
1620 E County Line Rd Ridgeland, MS	1.0–3.0	1.0–2.5	1126	$1,345	$1.19	14d	7	1.09mi
119 S Canton Club Cir Jackson, MS	3.0	2.0	1444	$1,595	$1.10	24d	1	1.18mi
6811 Old Canton Rd Ridgeland, MS	2.0	2.0	1365	$1,495	$1.10	44d	1	1.34mi
1523 E County Line Rd Jackson, MS	2.0	2.0	989	$1,235	$1.25	44d	1	1.40mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$1,880	$1.75	14d	15	1.47mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $126,000 Pending 10 DOM
2. 2026-06-10
   statusdays on market $126,000 Active 8 DOM
3. 2026-06-05
   status $126,000 Pending 7 DOM
4. 2026-06-03
   days on market $126,000 Active 7 DOM
5. 2026-06-02
   days on market $126,000 Active 6 DOM
6. 2026-06-01
   days on market $126,000 Active 5 DOM
7. 2026-05-31
   days on market $126,000 Active 4 DOM
8. 2026-05-30
   days on market $126,000 Active 3 DOM
9. 2026-05-27
   price $126,000
10. 2026-05-27
    listed $125,000 Active
11. 2023-10-29
    soldstatus
12. 1996-04-24
    soldstatus
13. 1992-03-24
    soldstatus
14. 1990-01-30
    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: $2,502 · $208/mo
• Projected year-2 tax: $2,502 · $208/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 · 21 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: $17,084
• − Mortgage interest: −$7,058
• − Property taxes: −$2,502
• − Insurance: −$630
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,665
• Taxable income: $495
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,316/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+0.8% since first listed

6 events — show timeline

• 2026-05-27 Price Changed $126,000 MLSU
• 2026-05-27 Listed $125,000 MLSU
• 2023-10-29 Sold (Public Records) — Public Records
• 1996-04-24 Sold (Public Records) — Public Records
• 1992-03-24 Sold (Public Records) — Public Records
• 1990-01-30 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,502 · +3.4% YoY. Source: county tax records.