322 S Westview St · Jackson, MS 39202

$69,000

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 7 Days on market

Built 1930 0.50 ac lot Est $120k · 42% under

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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 +4.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment property located close to downtown Jackson where many houses are being remodeled.

Key facts

• 0.5 acre lot
• Listed 7 days

Tags

• CLOSE TO DOWNTOWN JACKSON

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One level
• Construction: Wood siding; Conventional foundation; Built as single family residence
• Exterior features: Shingle roof; Lot approximately 0.5 acre

Interior

• Flooring: Laminate; Tile
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Laminate and tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 13.8% 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: Rents rising fast (+5.9%/yr); 40 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% of the median local income ($39k/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 $477 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 + 5.9% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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 1930 — 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 $69,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.64% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $119,700
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 E Bell St	0.22mi	3/1.0	1,207 (+1%)	12mo	$120,500	$100	78
2003 N Lamar St	0.44mi	2/1.0 (-1)	1,079 (-10%)	9mo	$99,900	$93	50
1017 Riverview Dr	0.74mi	2/1.0 (-1)	1,208 (+1%)	21mo	$56,000	$46	42
1710 Pine St	0.71mi	2/2.0 (-1)	1,352 (+13%)	1mo	$203,900	$151	36
944 Poplar Blvd	0.67mi	2/0.5 (-1)	1,028 (-14%)	12mo	$215,000	$209	28

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 · 5.91% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.03×
• Total profit: $19,866
• Equity at exit: $10,288

10-year hold

• IRR: 33.7%
• Equity multiple: 4.51×
• Total profit: $67,737
• Equity at exit: $5,966

Cash invested: $19,320 (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 39202

• Home prices YoY: -23.3%
• Rents YoY: 5.9%
• Active inventory: 40
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$362
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $434

Break-even live

Break-even rent $580

Max offer price $69,000

Occupancy floor 57%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 North St Jackson, MS	2.0	1.0	1000	$1,295	$1.29	13d	1	0.47mi
910 Morningside St Jackson, MS	3.0	2.5	1400	$1,395	$1.00	43d	1	0.54mi
731 N Jefferson St Jackson, MS	2.0	2.0	840	$944	$1.12	13d	3	0.60mi
949 Morningside St Jackson, MS	2.0	1.0	900	$965	$1.07	23d	1	0.62mi
948 Bellevue Pl Jackson, MS	2.0	1.0	750	$855	$1.14	13d	1	0.64mi
850 N Jefferson St Jackson, MS	1.0–2.0	1.0–2.0	880	$1,099	$1.25	13d	4	0.64mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	43d	1	0.66mi
1043 Carlisle St Jackson, MS	2.0	1.0	750	$905	$1.21	23d	1	0.69mi
1313 Hazel St Unit 2 Jackson, MS	2.0	1.0	850	$995	$1.17	23d	1	0.72mi
836 Riverview Dr Jackson, MS	2.0	1.5	945	$1,095	$1.16	23d	1	0.81mi
1202 E Fortification St Jackson, MS	2.0	1.0	1225	$1,150	$0.94	23d	1	0.82mi
1140 Greymont Ave Jackson, MS	1.0–2.0	1.0–2.0	835	$1,250	$1.50	13d	6	0.96mi
1140 Greymont Ave Unit C13 Jackson, MS	2.0	2.0	1050	$1,250	$1.19	43d	1	0.96mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	43d	1	1.11mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	43d	1	1.29mi
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	23d	1	1.31mi
137 Sivley Ave Jackson, MS	3.0	1.0	1288	$1,000	$0.78	21d	1	1.40mi
509 Lorenz Blvd Jackson, MS	2.0	1.0	850	$995	$1.17	23d	1	1.45mi
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	43d	1	1.48mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	13d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $69,000 Active 7 DOM
2. 2026-06-17
   days on market $69,000 Active 6 DOM
3. 2026-06-16
   days on market $69,000 Active 5 DOM
4. 2026-06-15
   days on market $69,000 Active 4 DOM
5. 2026-06-14
   days on market $69,000 Active 2 DOM
6. 2026-06-13
   remarks 98-char remark
7. 2026-06-13
   listed $69,000 Active 1 DOM

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $814 · $68/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,554
• − Mortgage interest: −$3,865
• − Property taxes: −$814
• − Insurance: −$345
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,007
• Taxable income: $4,355
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $4,162/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): 6,832
• Household income: $38,554
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 628.0

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 (54%)
• Race & ethnicity: Black 54% White 41% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -44.29%
• Current HPI: 145.4466
• Rent YoY: ▲ 5.91%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+53.7% since first listed

20 events — show timeline

• 2026-06-11 Listed $69,000 MLSU
• 2026-04-16 Listing Removed — MLSU
• 2026-03-03 Price Changed $79,900 MLSU
• 2026-01-26 Price Changed $84,500 MLSU
• 2025-12-17 Listed $104,500 MLSU
• 2025-10-30 Listing Removed — MLSU
• 2025-10-03 Price Changed $86,000 MLSU
• 2025-08-29 Listed $91,000 MLSU
• 2021-08-02 Sold (Public Records) — Public Records
• 2021-08-02 Sold (MLS) — MLSU
• 2021-06-17 Listed $60,500 MLSU
• 2021-01-26 Listing Removed — MLSU
• 2020-12-04 Listed $48,500 MLSU
• 2020-10-16 Sold (MLS) — MLSU
• 2020-10-15 Sold (Public Records) — Public Records
• 2020-09-27 Listed $44,900 MLSU
• 2019-08-26 Sold (Public Records) — Public Records
• 2013-08-05 Sold (Public Records) — Public Records
• 1989-03-16 Sold (Public Records) — Public Records
• 1973-08-20 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $814 · +0.2% YoY. Source: county tax records.