2238 Alta Woods Ter · Jackson, MS 39204

$40,000

3 bd · 1.0 ba · 1,541 sqft · SingleFamily public records · 28 Days on market

Built 1957 0.28 ac lot $26/sqft · 28% below area Est $56k · 28% under ↓ 39% since listing

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Why this score? — see what drove the A 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
• 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

Listing remarks MLS

Investment house that is currently rented ...

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.8% 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 (+13.6%/yr); 121 active listings in the ZIP; 24 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 $1,248/mo this rent would consume 50% 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 $4k of equity ($277 loan paydown + $4k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, 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 28 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.12% ✓
• Cap rate: 24.76%
• Cash-on-cash: 65.96%
• DSCR: 3.94
• GRM: 2.7

CMA / ARV

• ARV (median comp): $55,843
• List price: $40,000
• Delta: -28.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2261 Paden St	0.12mi	3/2.0	1,369 (-11%)	3mo	$70,000	$51	70
263 Shady Cir	0.42mi	3/2.0	1,574 (+2%)	5mo	$55,000	$35	69
290 Marla Ave	0.40mi	3/2.0	1,502 (-2%)	5mo	$90,000	$60	68
1939 Shamrock Dr	0.35mi	4/2.0 (+1)	1,554 (+1%)	7mo	$45,000	$29	68
2555 Belvedere Dr	0.55mi	4/1.5 (+1)	1,523 (-1%)	3mo	$19,000	$12	63
1945 Camellia Ln	0.59mi	3/2.0	1,525 (-1%)	5mo	$62,900	$41	63
2005 Oakhurst Dr	0.40mi	3/2.0	1,433 (-7%)	4mo	$52,500	$37	62
1941 Catalina Dr	0.66mi	3/1.5	1,458 (-5%)	1mo	$85,000	$58	58
837 Combs St	0.41mi	4/2.0 (+1)	1,408 (-9%)	1mo	$15,500	$11	57
751 Dorgan St	0.45mi	3/2.0	1,400 (-9%)	9mo	$39,000	$28	52
2662 Key St	0.71mi	3/2.5	1,680 (+9%)	1mo	$35,000	$21	45
931 Stuart St	0.65mi	3/2.0	1,363 (-12%)	3mo	$32,500	$24	44

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: 82.1%
• Equity multiple: 7.04×
• Total profit: $67,671
• Equity at exit: $36,035

10-year hold

• IRR: 78.3%
• Equity multiple: 17.51×
• Total profit: $184,938
• Equity at exit: $77,711

Cash invested: $11,200 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$210
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $616

Break-even live

Break-even rent $469

Max offer price $40,000

Occupancy floor 46%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	23d	1	0.27mi
245 Shady Cir Jackson, MS	3.0	2.0	1510	$1,100	$0.73	23d	1	0.41mi
1848 Willaneel Dr Jackson, MS	4.0	2.0	1623	$1,100	$0.68	13d	1	0.46mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	43d	1	0.67mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	23d	1	0.92mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	13d	1	0.92mi
1645 Camellia Ln Jackson, MS	3.0	2.0	1268	$1,200	$0.95	13d	1	0.93mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	13d	1	1.15mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	43d	1	1.15mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	13d	1	1.16mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	23d	1	1.16mi
2729 Carleton St Jackson, MS	4.0	2.0	1666	$1,575	$0.95	13d	1	1.19mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	13d	1	1.28mi
2694 Woodside Dr Jackson, MS	3.0	1.0	1509	$1,075	$0.71	23d	1	1.28mi
2732 Woodside Dr Jackson, MS	4.0	2.0	1566	$1,050	$0.67	23d	1	1.31mi
125 Wingfield Ct Unit NA Jackson, MS	4.0	2.0	1797	$1,650	$0.92	23d	1	1.32mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.34mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	13d	1	1.34mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	43d	1	1.38mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	13d	1	1.38mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	43d	1	1.40mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	1.42mi
3147 Bilgray Dr Jackson, MS	3.0	2.0	1850	$1,306	$0.71	43d	1	1.47mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	13d	1	1.47mi

Listing history 40 events

1. 2026-06-09
   status $40,000 Pending 28 DOM
2. 2026-06-08
   days on market $40,000 Active 28 DOM
3. 2026-06-07
   days on market $40,000 Active 27 DOM
4. 2026-06-05
   days on market $40,000 Active 24 DOM
5. 2026-06-03
   days on market $40,000 Active 23 DOM
6. 2026-06-02
   days on market $40,000 Active 22 DOM
7. 2026-06-01
   days on market $40,000 Active 21 DOM
8. 2026-05-31
   days on market $40,000 Active 20 DOM
9. 2026-05-30
   days on market $40,000 Active 19 DOM
10. 2026-05-09
    listed $45,000 Active 45-char remark

    Show marketing remark (45 chars)

    Investment house that is currently rented ...

11. 2025-12-28
    historical
12. 2025-10-21
    price $55,000
13. 2025-10-07
    status Active
14. 2025-09-20
    historical
15. 2025-09-08
    price $58,000
16. 2025-07-25
    price $60,000
17. 2025-05-08
    price $62,000
18. 2025-05-08
    listed $49,000 Active
19. 2023-05-26
    soldstatus Closed
20. 2023-05-18
    soldstatus
21. 2023-05-12
    status Pending
22. 2023-05-01
    status Active
23. 2023-05-01
    historical
24. 2023-04-28
    price $39,500
25. 2023-04-03
    price $43,900
26. 2023-03-22
    price $44,900
27. 2023-02-21
    price $56,700
28. 2023-01-26
    price $57,700
29. 2023-01-05
    price $57,900
30. 2022-12-15
    price $67,900
31. 2022-11-28
    price $69,900
32. 2022-11-23
    listed $74,000 Active
33. 2022-10-01
    historical
34. 2022-07-29
    listed $74,000 Active
35. 2019-02-22
    soldstatus
36. 2017-06-06
    soldstatus
37. 2016-12-07
    soldstatus
38. 2000-12-06
    soldstatus
39. 1997-10-09
    soldstatus
40. 1968-08-15
    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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $144/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 6 d/yr ≥108°F today · 17 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: $14,979
• − Mortgage interest: −$2,241
• − Property taxes: −$1,728
• − Insurance: −$200
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$1,164
• Taxable income: $7,250
• Est. tax owed @ 24.0%: −$1,740
• After-tax cash flow: $5,648/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

-39.2% since first listed

31 events — show timeline

• 2026-05-09 Listed $45,000 MLSU
• 2025-12-28 Listing Removed — MLSU
• 2025-10-21 Price Changed $55,000 MLSU
• 2025-10-07 Relisted — MLSU
• 2025-09-20 Listing Removed — MLSU
• 2025-09-08 Price Changed $58,000 MLSU
• 2025-07-25 Price Changed $60,000 MLSU
• 2025-05-08 Price Changed $62,000 MLSU
• 2025-05-08 Listed $49,000 MLSU
• 2023-05-26 Sold (MLS) — MLSU
• 2023-05-18 Sold (Public Records) — Public Records
• 2023-05-12 Pending — MLSU
• 2023-05-01 Relisted — MLSU
• 2023-05-01 Listing Removed — MLSU
• 2023-04-28 Price Changed $39,500 MLSU
• 2023-04-03 Price Changed $43,900 MLSU
• 2023-03-22 Price Changed $44,900 MLSU
• 2023-02-21 Price Changed $56,700 MLSU
• 2023-01-26 Price Changed $57,700 MLSU
• 2023-01-05 Price Changed $57,900 MLSU
• 2022-12-15 Price Changed $67,900 MLSU
• 2022-11-28 Price Changed $69,900 MLSU
• 2022-11-23 Listed $74,000 MLSU
• 2022-10-01 Listing Removed — MLSU
• 2022-07-29 Listed $74,000 MLSU
• 2019-02-22 Sold (Public Records) — Public Records
• 2017-06-06 Sold (Public Records) — Public Records
• 2016-12-07 Sold (Public Records) — Public Records
• 2000-12-06 Sold (Public Records) — Public Records
• 1997-10-09 Sold (Public Records) — Public Records
• 1968-08-15 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,728 · +3.2% YoY. Source: county tax records.