1440 W Mcdowell Rd · Jackson, MS 39204

$35,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 18 Days on market

Built 1956 0.32 ac lot Est $57k · 39% under ↓ 19% 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

Great investment opportunity either for a rental portfolio or flip. This 3 bedroom 1.5 bathroom home has had some painting and new doors installed along with ceiling fans. It just needs a few finishing touches by the new owner and will be completed. Call your favorite Realtor with any questions! Sold As-Is where is.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• HOA & community: Nearby park

Exterior

• Parking: Detached garage; 2 garage spaces; Garage faces front
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence (house); One level
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Private yard; Partial chain link fencing

Interior

• Kitchen: Cooktop; Dishwasher; Electric cooktop
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Cooktop (includes electric cooktop); Gas water heater; Wood window frames; Carpet and wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.4% 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: amenities F, employment F, health & safety 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.
• Zoned schools: Marshall Elementary School (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 207 students, 100% FRL); Peeples Middle School (math 11% / reading 15%, grade F, #141 of 179 statewide, top 79%, 298 students, 100% FRL); Wingfield High School (math 7% / reading 12%, grade F, #179 of 197 statewide, top 92%, 608 students, 100% FRL).
• Market conditions: Rents rising fast (+13.6%/yr); 121 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 1956 — 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 $34,475 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 3.41% ✓
• Cap rate: 29.42%
• Cash-on-cash: 82.61%
• DSCR: 4.68
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $57,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2716 Woodside Dr	0.20mi	3/1.5	1,184 (-5%)	0mo	$54,900	$46	82
404 Mcdowell Park Cir	0.22mi	3/1.5	1,358 (+9%)	4mo	$99,000	$73	72
2646 Revere St	0.38mi	3/1.0	1,360 (+9%)	0mo	$30,000	$22	65
2566 Mcdowell Cir	0.61mi	3/1.5	1,204 (-4%)	3mo	$35,000	$29	63
2920 Lakewood Dr	0.29mi	4/2.0 (+1)	1,125 (-10%)	1mo	$69,900	$62	62
1340 Woody Dr	0.63mi	3/1.0	1,208 (-3%)	1mo	$59,900	$50	62
1776 Wood Glen Dr	0.57mi	3/2.0	1,309 (+5%)	5mo	$39,900	$30	59
1319 Dorgan St	0.49mi	3/2.0	1,131 (-9%)	1mo	$65,000	$57	58
1416 Wooddell Dr	0.53mi	3/2.0	1,357 (+9%)	4mo	$35,000	$26	55
1423 Woody Dr	0.61mi	3/1.5	1,404 (+12%)	2mo	$24,900	$18	49
1636 Smallwood St	0.45mi	2/1.0 (-1)	1,432 (+15%)	1mo	$17,000	$12	46
3156 Woodview Dr	0.73mi	3/1.0	1,409 (+13%)	4mo	$65,000	$46	39

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: 97.0%
• Equity multiple: 7.98×
• Total profit: $68,374
• Equity at exit: $31,531

10-year hold

• IRR: 93.6%
• Equity multiple: 19.70×
• Total profit: $183,252
• Equity at exit: $67,997

Cash invested: $9,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$184
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $675

Break-even live

Break-even rent $340

Max offer price $35,000

Occupancy floor 38%

Sensitivity live

Price	-10% $694	-5% $685	+0% $675	+5% $665	+10% $655
Rent	-10% $580	-5% $628	+0% $675	+5% $722	+10% $769
Rate	-1.0pp $692	-0.5pp $684	base $675	+0.5pp $666	+1.0pp $656

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 McDowell Park Cir Jackson, MS	3.0	1.5	1308	$1,200	$0.92	15d	1	0.23mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	0.24mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	0.24mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	15d	1	0.32mi
1126 Barbara Ann Dr Jackson, MS	3.0	1.0	1343	$1,000	$0.74	45d	1	0.32mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.47mi
3030 Oak Forest Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	45d	1	0.47mi
3030 Oak Forest Dr Jackson, MS	3.0	2.0	1200	$1,100	$0.92	15d	1	0.47mi
3049 Lakewood Dr Jackson, MS	3.0	1.0	1200	$975	$0.81	45d	1	0.56mi
1223 Marydale Dr Jackson, MS	3.0	1.0	1300	$950	$0.73	45d	1	0.59mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	15d	1	0.61mi
2242 Castle Hill Dr Jackson, MS	4.0	2.0	1500	$1,475	$0.98	25d	1	0.61mi
3122 Oak Forest Dr Jackson, MS	3.0	2.0	1421	$1,100	$0.77	45d	1	0.64mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	0.71mi
3162 Oak Forest Dr Jackson, MS	3.0	1.5	1280	$1,236	$0.97	45d	1	0.71mi
3151 Shirley Dr Jackson, MS	4.0	2.0	1474	$1,306	$0.89	15d	1	0.75mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	0.80mi
1533 Raymond Rd Jackson, MS	2.0	1.0	1135	$1,010	$0.89	45d	1	0.89mi
3152 Bilgray Dr Jackson, MS	3.0	1.5	1200	$1,100	$0.92	15d	1	0.90mi
843 Reaves St Jackson, MS	3.0	2.0	1408	$1,084	$0.77	45d	1	0.92mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	0.92mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.98mi
1805 Hospital Dr Jackson, MS	3.0	2.0	1335	$1,050	$0.79	15d	1	1.06mi
1010 Deryll St Jackson, MS	3.0	2.0	1143	$1,050	$0.92	15d	1	1.16mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	1.17mi
1054 Deryll St Jackson, MS	3.0	1.5	1132	$1,050	$0.93	15d	1	1.23mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	25d	1	1.27mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	15d	1	1.27mi
316 Woody Dr Jackson, MS	3.0	1.0	1185	$1,250	$1.05	45d	1	1.27mi
5136 Lurline Dr Unit Ma Jackson, MS	3.0	1.5	1134	$1,100	$0.97	15d	1	1.28mi
3341 Suncrest Dr Jackson, MS	4.0	1.0	1292	$1,225	$0.95	45d	1	1.30mi
3511 Sykes Park Dr Jackson, MS	3.0	2.0	1225	$1,426	$1.16	15d	1	1.31mi
2401 Coronet Pl Jackson, MS	3.0	1.0	1200	$1,400	$1.17	25d	1	1.33mi
267 Woody Dr Jackson, MS	3.0	1.5	1165	$1,100	$0.94	45d	1	1.35mi
103 Sykes Park Cir Jackson, MS	3.0	2.0	1500	$1,250	$0.83	45d	1	1.42mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	25d	1	1.42mi
201 W Santa Clair St Jackson, MS	2.0	1.0	1182	$950	$0.80	15d	1	1.42mi

Listing history 13 events

1. 2026-06-22
   days on market $35,000 Active 18 DOM
2. 2026-06-18
   days on market $35,000 Active 15 DOM
3. 2026-06-17
   days on market $35,000 Active 14 DOM
4. 2026-06-16
   days on market $35,000 Active 13 DOM
5. 2026-06-15
   days on market $35,000 Active 12 DOM
6. 2026-06-14
   days on market $35,000 Active 10 DOM
7. 2026-06-13
   days on market $35,000 Active 9 DOM
8. 2026-06-10
   days on market $35,000 Active 7 DOM
9. 2026-06-09
   days on market $35,000 Active 6 DOM
10. 2026-06-08
    days on market $35,000 Active 5 DOM
11. 2026-06-07
    days on market $35,000 Active 4 DOM
12. 2026-06-03
    remarks 317-char remark
13. 2026-06-03
    listed $35,000 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: $841 · $70/mo
• Projected year-2 tax: $841 · $70/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 · 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: $14,322
• − Mortgage interest: −$1,961
• − Property taxes: −$841
• − Insurance: −$175
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,018
• Taxable income: $8,036
• Est. tax owed @ 24.0%: −$1,929
• After-tax cash flow: $6,167/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

-18.6% since first listed

19 events — show timeline

• 2026-06-03 Listed $35,000 MLSU
• 2023-03-25 Sold (Public Records) — Public Records
• 2021-10-20 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2017-10-02 Sold (Public Records) — Public Records
• 2017-08-09 Listed $25,000 MLSU
• 2013-02-28 Sold (Public Records) — Public Records
• 2009-09-17 Sold (MLS) — MLSU
• 2009-09-09 Sold (Public Records) — Public Records
• 2009-09-09 Sold (Public Records) — Public Records
• 2009-05-22 Listed $16,600 MLSU
• 2008-12-05 Listed $29,900 MLSU
• 2006-01-10 Sold (Public Records) — Public Records
• 2005-11-02 Sold (Public Records) — Public Records
• 2005-10-28 Sold (MLS) — MLSU
• 2005-01-11 Listed $43,000 MLSU
• 2002-10-29 Sold (Public Records) — Public Records
• 1995-12-13 Sold (Public Records) — Public Records
• 1966-01-11 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $841 · +3.3% YoY. Source: county tax records.