564 Woodward Ave · Jackson, MS 39206

$132,000

3 bd · 2.0 ba · 1,385 sqft · SingleFamily public records · 143 Days on market

Built 1957 9,583 sqft lot $95/sqft · 69% above area

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

INVESTOR ALERT CASH BONANZA EXCELLENT CAST FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY. AND HOLD IN PORTFOLIO /ANCHOR HOUSE

Key facts

• 9,583 sq ft lot
• Built 1957
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $116k (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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $913 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

• It's been on market 143 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $116,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1957 — 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: 1.13% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $84,933
• List price: $132,000
• Delta: 55.42%
• 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
670 Piermont St	0.14mi	4/2.0 (+1)	1,467 (+6%)	3mo	$79,900	$54	76
684 Heather Ln	0.34mi	3/1.5	1,400 (+1%)	6mo	$50,000	$36	76
947 Witsell Rd	0.46mi	3/2.0	1,300 (-6%)	2mo	$165,000	$127	66
958 Watkins Pl	0.46mi	3/2.0	1,316 (-5%)	4mo	$31,200	$24	66
130 Wacker Dr	0.55mi	3/1.0	1,302 (-6%)	1mo	$35,000	$27	60
216 Pine Ridge Rd	0.65mi	3/1.5	1,421 (+3%)	5mo	$124,900	$88	59
4025 Carol Dr	0.62mi	3/2.0	1,316 (-5%)	7mo	$67,500	$51	57
729 Heather Ln	0.32mi	3/1.0	1,570 (+13%)	6mo	$70,000	$45	54
4560 Kirkley Cir	0.34mi	4/2.5 (+1)	1,585 (+14%)	4mo	$139,900	$88	50
134 Wacker Dr	0.53mi	3/1.0	1,218 (-12%)	6mo	$70,000	$57	46
4692 Nordell Dr	0.72mi	4/2.0 (+1)	1,496 (+8%)	5mo	$158,000	$106	44
4189 Del Rosa Dr	0.66mi	4/2.0 (+1)	1,550 (+12%)	7mo	$83,000	$54	38

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,109
• Equity at exit: $19,682

10-year hold

• IRR: 7.3%
• Equity multiple: 1.54×
• Total profit: $20,143
• Equity at exit: $11,413

Cash invested: $36,960 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$692
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $291

Break-even live

Break-even rent $1,127

Max offer price $132,000

Occupancy floor 76%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Berwood Dr Jackson, MS	3.0	2.0	1248	$1,300	$1.04	43d	1	0.34mi
612 Heather Ln Jackson, MS	4.0	2.0	1642	$1,675	$1.02	23d	1	0.37mi
963 Pine Lake Dr Jackson, MS	3.0	1.5	1196	$1,050	$0.88	43d	1	0.56mi
4833 N State St Jackson, MS	3.0	2.0	994	$1,195	$1.20	43d	1	0.66mi
3811 Mosley Ave Jackson, MS	2.0	1.0	1000	$1,095	$1.09	21d	1	0.80mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	13d	1	0.80mi
200 Stillwood Dr Jackson, MS	3.0	2.0	1088	$1,300	$1.19	43d	1	0.80mi
533 Stillwood Dr Jackson, MS	2.0	1.0	906	$820	$0.91	13d	1	0.86mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	13d	1	0.88mi
4426 Desoto St Jackson, MS	3.0	1.0	1079	$1,250	$1.16	23d	1	0.88mi
3718 Northbrook Dr Jackson, MS	2.0	1.0	942	$1,050	$1.11	23d	1	0.88mi
214 Melbourne Rd Jackson, MS	3.0	2.0	1207	$1,500	$1.24	43d	1	0.88mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	43d	1	0.89mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	23d	1	0.95mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	13d	1	0.95mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	23d	1	0.97mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	23d	1	1.00mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	13d	1	1.01mi
508 Benning Rd Jackson, MS	4.0	2.0	1216	$1,400	$1.15	43d	1	1.01mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	43d	1	1.06mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	1.19mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	23d	1	1.24mi
5255 Manhattan Rd Jackson, MS	1.0–2.0	1.0–2.0	813	$1,100	$1.35	13d	1	1.33mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	23d	1	1.38mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	43d	1	1.38mi
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	43d	1	1.41mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.42mi
5421 Crepe Myrtle Dr Jackson, MS	4.0	1.5	1079	$1,295	$1.20	23d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $132,000 Active 143 DOM
2. 2026-06-17
   days on market $132,000 Active 142 DOM
3. 2026-06-16
   days on market $132,000 Active 141 DOM
4. 2026-06-15
   days on market $132,000 Active 140 DOM
5. 2026-06-14
   days on market $132,000 Active 138 DOM
6. 2026-06-13
   days on market $132,000 Active 137 DOM
7. 2026-06-10
   days on market $132,000 Active 135 DOM
8. 2026-06-09
   days on market $132,000 Active 134 DOM
9. 2026-06-08
   days on market $132,000 Active 133 DOM
10. 2026-06-07
    days on market $132,000 Active 132 DOM
11. 2026-06-05
    days on market $132,000 Active 129 DOM
12. 2026-06-03
    days on market $132,000 Active 128 DOM
13. 2026-06-02
    days on market $132,000 Active 127 DOM
14. 2026-06-01
    days on market $132,000 Active 126 DOM
15. 2026-05-31
    days on market $132,000 Active 125 DOM
16. 2026-05-30
    days on market $132,000 Active 124 DOM
17. 2026-05-02
    status Active 145-char remark

    Show marketing remark (145 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CAST FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY. AND HOLD IN PORTFOLIO /ANCHOR HOUSE

18. 2026-04-30
    historical 145-char remark

    Show marketing remark (145 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CAST FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY. AND HOLD IN PORTFOLIO /ANCHOR HOUSE

19. 2026-01-24
    listed $132,000 Active 145-char remark

    Show marketing remark (145 chars)

    INVESTOR ALERT CASH BONANZA EXCELLENT CAST FLOW WITH TENANT IN PLACE * NO DELAYS *NO REHAB *BUY. AND HOLD IN PORTFOLIO /ANCHOR HOUSE

20. 2025-12-29
    historical
21. 2025-10-28
    listed $140,000 Active
22. 2023-09-08
    soldstatus Closed
23. 2023-08-31
    soldstatus
24. 2023-08-17
    status Pending
25. 2023-08-08
    listed $110,000 Active
26. 2020-01-14
    soldstatus
27. 2020-01-10
    soldstatus
28. 2019-12-21
    listed $19,900
29. 1973-02-23
    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: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/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 8/10 Severe 80% 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: $17,940
• − Mortgage interest: −$7,394
• − Property taxes: −$1,715
• − Insurance: −$660
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$3,840
• Taxable income: $1,460
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,140/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

+563.3% since first listed

13 events — show timeline

• 2026-05-02 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-01-24 Listed $132,000 MLSU
• 2025-12-29 Listing Removed — MLSU
• 2025-10-28 Listed $140,000 MLSU
• 2023-09-08 Sold (MLS) — MLSU
• 2023-08-31 Sold (Public Records) — Public Records
• 2023-08-17 Pending — MLSU
• 2023-08-08 Listed $110,000 MLSU
• 2020-01-14 Sold (MLS) — MLSU
• 2020-01-10 Sold (Public Records) — Public Records
• 2019-12-21 Listed $19,900 MLSU
• 1973-02-23 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,715 · +2.5% YoY. Source: county tax records.