2930 Greenview Dr · Jackson, MS 39212

$39,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 153 Days on market

Built 1956 8,712 sqft lot $40/sqft · 12% above area Est $35k · 12% 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 +30.0/30.0
• 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
• ARV discount +2.2/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Updated interior with central A/C recently installed. Roof approx. 15 yrs. Some exterior siding repairs still needed. Property is tenant-occupied (MTM) at $650/mo. Window units also available. Great opportunity for buy-and-hold or value-add. Property sold AS-IS.

Key facts

• Central a/c
• Roof approx 15 yrs
• Updated interior

Tags

• UPDATED INTERIOR
• CENTRAL A/C
• ROOF APPROX 15 YRS
• EXTERIOR SIDING REPAIRS
• TENANT-OCCUPIED
• WINDOW UNITS AVAILABLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.3% vs local median 9.9% in Jackson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1956 — 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: 2.61% ✓
• Cap rate: 23.27%
• Cash-on-cash: 60.64%
• DSCR: 3.70
• GRM: 3.2

CMA / ARV

• ARV (median comp): $34,868
• List price: $39,000
• Delta: 11.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Hilliyard Ct	0.16mi	3/1.0 (+1)	980 (-0%)	4mo	$24,900	$25	84
2836 Woodbine St	0.32mi	3/2.0 (+1)	1,012 (+3%)	11mo	$33,500	$33	62
2647 Glenn St	0.44mi	3/1.0 (+1)	1,050 (+7%)	2mo	$14,500	$14	62
3008 Woodbine St	0.32mi	3/1.0 (+1)	1,070 (+9%)	6mo	$3,500	$3	60
2759 Brookwood Dr	0.68mi	3/1.0 (+1)	980 (-0%)	5mo	$74,000	$76	58
715 Dorgan St	0.55mi	3/1.0 (+1)	1,122 (+14%)	6mo	$77,500	$69	41
2914 Barwood Dr	0.38mi	3/2.0 (+1)	1,116 (+13%)	13mo	$49,900	$45	40
2932 Greenwood Ave	0.58mi	2/1.0	848 (-14%)	13mo	$17,900	$21	40
2515 Mulberry St	0.54mi	3/1.0 (+1)	1,054 (+7%)	23mo	$39,000	$37	39
2920 Greenwood Ave	0.57mi	3/1.0 (+1)	900 (-8%)	20mo	$30,000	$33	37
422 Clark Ave	0.66mi	2/1.5	1,100 (+12%)	17mo	$25,000	$23	33

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: 60.8%
• Equity multiple: 3.76×
• Total profit: $30,107
• Equity at exit: $5,815

10-year hold

• IRR: 65.8%
• Equity multiple: 8.04×
• Total profit: $76,867
• Equity at exit: $3,372

Cash invested: $10,920 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,019 high
• Mortgage (P&I): −$205
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $552

Break-even live

Break-even rent $321

Max offer price $39,000

Occupancy floor 41%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	21d	1	0.25mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	44d	18	0.25mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.46mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.63mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.01mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.07mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	14d	1	1.32mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	1.32mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	1.36mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.40mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.40mi

Listing history 30 events

1. 2026-06-18
   days on market $39,000 Active 153 DOM
2. 2026-06-17
   days on market $39,000 Active 152 DOM
3. 2026-06-16
   days on market $39,000 Active 151 DOM
4. 2026-06-15
   days on market $39,000 Active 150 DOM
5. 2026-06-14
   days on market $39,000 Active 148 DOM
6. 2026-06-13
   days on market $39,000 Active 147 DOM
7. 2026-06-10
   days on market $39,000 Active 145 DOM
8. 2026-06-09
   days on market $39,000 Active 144 DOM
9. 2026-06-08
   days on market $39,000 Active 143 DOM
10. 2026-06-07
    days on market $39,000 Active 142 DOM
11. 2026-06-05
    days on market $39,000 Active 139 DOM
12. 2026-06-03
    days on market $39,000 Active 138 DOM
13. 2026-06-02
    days on market $39,000 Active 137 DOM
14. 2026-06-01
    days on market $39,000 Active 136 DOM
15. 2026-05-31
    days on market $39,000 Active 135 DOM
16. 2026-05-30
    days on market $39,000 Active 134 DOM
17. 2026-01-17
    price $39,000 280-char remark

    Show marketing remark (280 chars)

    Investor Special! Updated interior with central A/C recently installed. Roof approx. 15 yrs. Some exterior siding repairs still needed. Property is tenant-occupied (MTM) at $650/mo. Window units also available. Great opportunity for buy-and-hold or value-add. Property sold AS-IS.

18. 2026-01-16
    listed $3,900 Active 280-char remark

    Show marketing remark (280 chars)

    Investor Special! Updated interior with central A/C recently installed. Roof approx. 15 yrs. Some exterior siding repairs still needed. Property is tenant-occupied (MTM) at $650/mo. Window units also available. Great opportunity for buy-and-hold or value-add. Property sold AS-IS.

19. 2021-10-02
    historical
20. 2017-03-13
    soldstatus
21. 2012-07-20
    soldstatus
22. 2012-04-17
    listed $5,900
23. 2008-05-27
    soldstatus
24. 2007-12-06
    soldstatus
25. 2004-10-05
    soldstatus
26. 2002-10-17
    soldstatus
27. 2002-10-17
    soldstatus
28. 2002-03-16
    listed $20,160
29. 1998-04-02
    soldstatus
30. 1996-03-28
    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: $393 · $33/mo
• Projected year-2 tax: $393 · $33/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 · 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: $12,233
• − Mortgage interest: −$2,185
• − Property taxes: −$393
• − Insurance: −$195
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$1,135
• Taxable income: $6,368
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $5,093/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

+93.5% since first listed

14 events — show timeline

• 2026-01-17 Price Changed $39,000 MLSU
• 2026-01-16 Listed $3,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2017-03-13 Sold (Public Records) — Public Records
• 2012-07-20 Sold (Public Records) — Public Records
• 2012-04-17 Listed $5,900 MLSU
• 2008-05-27 Sold (Public Records) — Public Records
• 2007-12-06 Sold (Public Records) — Public Records
• 2004-10-05 Sold (Public Records) — Public Records
• 2002-10-17 Sold (Public Records) — Public Records
• 2002-10-17 Sold (MLS) — MLSU
• 2002-03-16 Listed $20,160 MLSU
• 1998-04-02 Sold (Public Records) — Public Records
• 1996-03-28 Sold (Public Records) — Public Records

Property tax history

-5.5%/yr

Latest (2025): $393 · +2.1% YoY. Source: county tax records.