425 Windsor Dr · Jackson, MS 39209

$24,000

3 bd · 1.0 ba · 1,039 sqft · SingleFamily public records · 120 Days on market

Built 1960 9,147 sqft lot $23/sqft · 42% below area Est $41k · 42% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

This home is an investor's dream. Nice pick for a fix and flip or total revamp. Call your agent and make this home yours today.

Key facts

• 9,147 sq ft lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $22k (9.0% below list) — sets the bar for market timing.
• Cap rate 47.8% 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: 165 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($166 loan paydown + $2k appreciation (10.0% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $4k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,840 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 5.46% ✓
• Cap rate: 47.82%
• Cash-on-cash: 148.30%
• DSCR: 7.60
• GRM: 1.5

CMA / ARV

• ARV (median comp): $41,045
• List price: $24,000
• Delta: -33.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5201 Andover Dr	0.19mi	3/1.0	1,082 (+4%)	6mo	$100,000	$92	80
324 Windsor Dr	0.13mi	3/1.0	950 (-9%)	1mo	$15,900	$17	79
5226 Andover Dr	0.23mi	3/1.0	1,040 (+0%)	13mo	$35,000	$34	78
346 Queen Theresa Ln	0.54mi	3/1.0	1,056 (+2%)	4mo	$64,600	$61	69
110 Barbara Ave	0.51mi	2/1.0 (-1)	1,065 (+2%)	3mo	$40,000	$38	64
331 Queen Margaret Ln	0.71mi	3/1.5	1,027 (-1%)	7mo	$59,900	$58	57
5100 Ginger Dr	0.21mi	3/1.0	1,190 (+14%)	16mo	$30,000	$25	52
355 Queen Catherine Ln	0.53mi	3/1.0	1,096 (+6%)	17mo	$50,000	$46	52
326 Queen Margaret Lane Ln	0.68mi	3/1.0	1,029 (-1%)	20mo	$79,900	$78	50
127 Carolyn Ave	0.60mi	3/1.0	944 (-9%)	22mo	$37,500	$40	38
5315 Queen Christina Ln	0.65mi	3/1.5	1,117 (+8%)	23mo	$35,000	$31	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.82×
• Total profit: $66,007
• Equity at exit: $21,621

10-year hold

• IRR: —
• Equity multiple: 23.75×
• Total profit: $152,874
• Equity at exit: $46,627

Cash invested: $6,720 (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 39209

• Home prices YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$126
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $830

Break-even live

Break-even rent $260

Max offer price $24,000

Occupancy floor 32%

Sensitivity live

Price	-10% $844	-5% $837	+0% $830	+5% $824	+10% $817
Rent	-10% $727	-5% $779	+0% $830	+5% $882	+10% $934
Rate	-1.0pp $843	-0.5pp $837	base $830	+0.5pp $824	+1.0pp $818

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5301 Queen Mary Ln Jackson, MS	4.0	2.0	1100	$1,338	$1.22	14d	1	0.36mi
5629 Queen Mary Ln Jackson, MS	3.0	2.0	1272	$1,395	$1.10	14d	1	0.88mi
4539 Ritchey Dr Jackson, MS	3.0	2.0	1144	$1,250	$1.09	44d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   price $24,000 Active 120 DOM
2. 2026-06-18
   days on market $27,500 Active 120 DOM
3. 2026-06-17
   days on market $27,500 Active 119 DOM
4. 2026-06-16
   days on market $27,500 Active 118 DOM
5. 2026-06-15
   days on market $27,500 Active 117 DOM
6. 2026-06-14
   days on market $27,500 Active 115 DOM
7. 2026-06-13
   days on market $27,500 Active 114 DOM
8. 2026-06-10
   days on market $27,500 Active 112 DOM
9. 2026-06-09
   days on market $27,500 Active 111 DOM
10. 2026-06-08
    days on market $27,500 Active 110 DOM
11. 2026-06-07
    days on market $27,500 Active 109 DOM
12. 2026-06-05
    days on market $27,500 Active 106 DOM
13. 2026-06-03
    days on market $27,500 Active 105 DOM
14. 2026-06-02
    days on market $27,500 Active 104 DOM
15. 2026-06-01
    days on market $27,500 Active 103 DOM
16. 2026-05-31
    days on market $27,500 Active 102 DOM
17. 2026-05-30
    days on market $27,500 Active 101 DOM
18. 2026-02-18
    listed $27,500 Active 127-char remark

    Show marketing remark (127 chars)

    This home is an investor's dream. Nice pick for a fix and flip or total revamp. Call your agent and make this home yours today.

19. 2025-10-15
    historical
20. 2024-11-24
    listed $27,500 Active
21. 2021-10-02
    historical
22. 2019-08-22
    soldstatus
23. 2007-10-05
    listed $75,000
24. 2006-11-09
    soldstatus
25. 2006-10-31
    soldstatus
26. 2006-08-28
    listed $24,900
27. 2001-12-31
    soldstatus
28. 2001-12-28
    soldstatus
29. 2001-09-17
    listed $25,900
30. 1997-12-22
    soldstatus
31. 1987-11-24
    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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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 ≥109°F today · 19 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: $15,729
• − Mortgage interest: −$1,344
• − Property taxes: −$830
• − Insurance: −$120
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$698
• Taxable income: $10,220
• Est. tax owed @ 24.0%: −$2,453
• After-tax cash flow: $7,513/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): 25,776
• Household income: $36,344
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1627.0

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 (90%)
• Race & ethnicity: Black 90% White 7% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 22.28%
• Current HPI: 312.6754
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+6.2% since first listed

14 events — show timeline

• 2026-02-18 Listed $27,500 MLSU
• 2025-10-15 Listing Removed — MLSU
• 2024-11-24 Listed $27,500 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2019-08-22 Sold (Public Records) — Public Records
• 2007-10-05 Listed $75,000 MLSU
• 2006-11-09 Sold (Public Records) — Public Records
• 2006-10-31 Sold (MLS) — MLSU
• 2006-08-28 Listed $24,900 MLSU
• 2001-12-31 Sold (MLS) — MLSU
• 2001-12-28 Sold (Public Records) — Public Records
• 2001-09-17 Listed $25,900 MLSU
• 1997-12-22 Sold (Public Records) — Public Records
• 1987-11-24 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $830 · +2.5% YoY. Source: county tax records.