2716 Woodside Dr · Jackson, MS 39204

$54,900

3 bd · 1.5 ba · 1,184 sqft · SingleFamily public records · 60 Days on market

Built 1957 0.32 ac lot $46/sqft · 17% above area Est $47k · 17% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

INVESTOR SPECIAL!!! 3 bedroom 1.5 bath. In need of some TLC. Sold as-is.

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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 (+13.6%/yr); 121 active listings in the ZIP; 38 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).
• At $1,201/mo this rent would consume 48% of the median local household income ($30k/yr) (locally 1099% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $5k 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 + 8.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.19% ✓
• Cap rate: 17.87%
• Cash-on-cash: 41.33%
• DSCR: 2.84
• GRM: 3.8

CMA / ARV

• ARV (median comp): $47,095
• List price: $54,900
• Delta: 16.57%
• 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
2716 Woodside Dr	0.00mi	3/1.5	1,184 (0%)	0mo	$54,900	$46	100
1319 Dorgan St	0.29mi	3/2.0	1,131 (-4%)	1mo	$65,000	$57	76
2566 Mcdowell Cir	0.52mi	3/1.5	1,204 (+2%)	3mo	$35,000	$29	71
2805 Engleside Dr	0.73mi	3/1.0	1,200 (+1%)	0mo	$54,200	$45	61
2920 Lakewood Dr	0.50mi	4/2.0 (+1)	1,125 (-5%)	1mo	$69,900	$62	61
404 Mcdowell Park Cir	0.32mi	3/1.5	1,358 (+15%)	4mo	$99,000	$73	58
2646 Revere St	0.38mi	3/1.0	1,360 (+15%)	0mo	$30,000	$22	55
1776 Wood Glen Dr	0.51mi	3/2.0	1,309 (+11%)	5mo	$39,900	$30	52
2677 Shannon St	0.56mi	3/1.0	1,032 (-13%)	2mo	$60,000	$58	48
2842 Teresa Dr	0.52mi	3/1.0	1,008 (-15%)	2mo	$35,000	$35	48
2877 Teresa Dr	0.57mi	3/1.5	1,006 (-15%)	4mo	$105,000	$104	45
1416 Wooddell Dr	0.70mi	3/2.0	1,357 (+15%)	4mo	$35,000	$26	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 60.0%
• Equity multiple: 5.55×
• Total profit: $70,009
• Equity at exit: $49,458

10-year hold

• IRR: 55.7%
• Equity multiple: 13.72×
• Total profit: $195,457
• Equity at exit: $106,659

Cash invested: $15,372 (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 39204

• Home prices YoY: 8.0%
• Rents YoY: 13.6%
• Active inventory: 121
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$288
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $529

Break-even live

Break-even rent $531

Max offer price $54,900

Occupancy floor 51%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.13mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.13mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	14d	1	0.24mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	44d	1	0.24mi
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	14d	1	0.36mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	14d	1	0.43mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.43mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	0.54mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	14d	1	0.62mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	44d	1	0.62mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	44d	1	0.68mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	44d	1	0.73mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	44d	1	0.78mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.78mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	44d	1	0.81mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.85mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	44d	1	0.86mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	44d	1	0.86mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	14d	1	0.87mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	0.87mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	14d	1	0.95mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	14d	1	0.99mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.15mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	1.19mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	14d	1	1.28mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	44d	1	1.28mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	14d	1	1.31mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	14d	1	1.33mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	1.33mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	14d	1	1.34mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	23d	1	1.35mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	44d	1	1.36mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	14d	1	1.39mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.39mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	14d	1	1.40mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	14d	1	1.41mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	1.42mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	44d	1	1.48mi

Listing history 22 events

1. 2026-05-08
   price $54,900 73-char remark

   Show marketing remark (73 chars)

   INVESTOR SPECIAL!!! 3 bedroom 1.5 bath. In need of some TLC. Sold as-is.

2. 2026-03-28
   listed $59,900 Active 73-char remark

   Show marketing remark (73 chars)

   INVESTOR SPECIAL!!! 3 bedroom 1.5 bath. In need of some TLC. Sold as-is.

3. 2024-12-09
   historical $990
4. 2024-08-18
   price $990
5. 2024-08-18
   soldstatus
6. 2024-07-23
   listed $1,150
7. 2023-12-01
   soldstatus Closed 219-char remark

   Show marketing remark (219 chars)

   Newly remodeled home for sale. Home consists of 3 bedroom 1.5 bath. New appliances included. Currently rented. Tenant is currently paying $950 per month under a one year lease. Sold ''AS IS''Broker is related to seller.

8. 2023-11-30
   soldstatus
9. 2023-10-26
   status Pending 219-char remark

   Show marketing remark (219 chars)

   Newly remodeled home for sale. Home consists of 3 bedroom 1.5 bath. New appliances included. Currently rented. Tenant is currently paying $950 per month under a one year lease. Sold ''AS IS''Broker is related to seller.

10. 2023-10-25
    price $59,590 219-char remark

    Show marketing remark (219 chars)

    Newly remodeled home for sale. Home consists of 3 bedroom 1.5 bath. New appliances included. Currently rented. Tenant is currently paying $950 per month under a one year lease. Sold ''AS IS''Broker is related to seller.

11. 2023-10-20
    price $62,500 219-char remark

    Show marketing remark (219 chars)

    Newly remodeled home for sale. Home consists of 3 bedroom 1.5 bath. New appliances included. Currently rented. Tenant is currently paying $950 per month under a one year lease. Sold ''AS IS''Broker is related to seller.

12. 2023-10-19
    listed $56,000 Active 219-char remark

    Show marketing remark (219 chars)

    Newly remodeled home for sale. Home consists of 3 bedroom 1.5 bath. New appliances included. Currently rented. Tenant is currently paying $950 per month under a one year lease. Sold ''AS IS''Broker is related to seller.

13. 2021-10-04
    historical
14. 2021-10-01
    historical
15. 2004-02-05
    soldstatus
16. 2003-08-26
    listed $54,900
17. 2003-01-17
    soldstatus
18. 2002-12-04
    listed $26,900
19. 2002-07-26
    soldstatus
20. 1999-05-08
    listed $45,000
21. 1995-09-25
    soldstatus
22. 1994-06-04
    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: $1,303 · $109/mo
• Projected year-2 tax: $1,303 · $109/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $14,412
• − Mortgage interest: −$3,075
• − Property taxes: −$1,303
• − Insurance: −$274
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$1,597
• Taxable income: $5,856
• Est. tax owed @ 24.0%: −$1,405
• After-tax cash flow: $4,948/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): 13,249
• Household income: $30,237
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 1099.0

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 5% Two or more races 4% Hispanic / Latino 3%
• Foreign-born: 2% · 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: ▲ 17.25%
• Current HPI: 233.9061
• Rent YoY: ▲ 13.56%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+22.0% since first listed

22 events — show timeline

• 2026-05-08 Price Changed $54,900 MLSU
• 2026-03-28 Listed $59,900 MLSU
• 2024-12-09 Rental Removed $990 APPFOLIO
• 2024-08-18 Price Changed $990 APPFOLIO
• 2024-08-18 Sold (Public Records) — Public Records
• 2024-07-23 Listed for Rent $1,150 APPFOLIO
• 2023-12-01 Sold (MLS) — MLSU
• 2023-11-30 Sold (Public Records) — Public Records
• 2023-10-26 Pending — MLSU
• 2023-10-25 Price Changed $59,590 MLSU
• 2023-10-20 Price Changed $62,500 MLSU
• 2023-10-19 Listed $56,000 MLSU
• 2021-10-04 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2004-02-05 Sold (Public Records) — Public Records
• 2003-08-26 Listed $54,900 MLSU
• 2003-01-17 Sold (MLS) — MLSU
• 2002-12-04 Listed $26,900 MLSU
• 2002-07-26 Sold (Public Records) — Public Records
• 1999-05-08 Listed $45,000 MLSU
• 1995-09-25 Sold (Public Records) — Public Records
• 1994-06-04 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,303 · +2.7% YoY. Source: county tax records.