2955 Greenview Dr · Jackson, MS 39212

$15,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 313 Days on market

Built 1962 9,147 sqft lot $16/sqft · 52% below area ↓ 12% since listing

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Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

as-is

Key facts

• 9,147 sq ft lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 73.2% 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 (+4.2%/yr); 302 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 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 + 4.2% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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

• 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 $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.93% ✓
• Cap rate: 73.21%
• Cash-on-cash: 238.98%
• DSCR: 11.63
• GRM: 1.1

CMA / ARV

• ARV (median comp): $31,505
• List price: $15,000
• Delta: -52.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Hilliyard Ct	0.13mi	3/1.0	980 (+5%)	4mo	$24,900	$25	83
2821 Greenview Dr	0.23mi	3/1.0	832 (-11%)	9mo	$30,000	$36	63
2836 Woodbine St	0.32mi	3/2.0	1,012 (+8%)	11mo	$33,500	$33	58
3008 Woodbine St	0.28mi	3/1.0	1,070 (+14%)	6mo	$3,500	$3	58
2759 Brookwood Dr	0.65mi	3/1.0	980 (+5%)	5mo	$74,000	$76	57
2647 Glenn St	0.49mi	3/1.0	1,050 (+12%)	2mo	$14,500	$14	55
2920 Greenwood Ave	0.60mi	3/1.0	900 (-4%)	20mo	$30,000	$33	49
2932 Greenwood Ave	0.60mi	2/1.0 (-1)	848 (-9%)	13mo	$17,900	$21	41
3136 Monticello Dr	0.75mi	2/1.0 (-1)	880 (-6%)	14mo	$19,250	$22	38
2515 Mulberry St	0.56mi	3/1.0	1,054 (+13%)	23mo	$39,000	$37	34

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 · 4.23% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.46×
• Total profit: $52,352
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 29.70×
• Total profit: $120,531
• Equity at exit: $1,297

Cash invested: $4,200 (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 39212

• Home prices YoY: -11.7%
• Rents YoY: 4.2%
• Active inventory: 302
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $836

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 25%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$1,200	$1.33	44d	18	0.30mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	44d	1	0.47mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	44d	1	0.63mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.95mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	44d	1	1.07mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	23d	1	1.26mi
346 Mason Blvd Jackson, MS	3.0	1.0	1048	$1,050	$1.00	14d	1	1.26mi
3645 Lee Dr Jackson, MS	3.0	1.0	1105	$895	$0.81	23d	1	1.29mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	1.43mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	1.43mi
3875 Interstate 55 Jackson, MS	1.0–2.0	1.5	800	$1,100	$1.38	14d	1	1.47mi

Listing history 22 events

1. 2026-06-16
   days on market $15,000 Active 313 DOM
2. 2026-06-15
   days on market $15,000 Active 312 DOM
3. 2026-06-14
   days on market $15,000 Active 310 DOM
4. 2026-06-13
   days on market $15,000 Active 309 DOM
5. 2026-06-10
   days on market $15,000 Active 307 DOM
6. 2026-06-09
   days on market $15,000 Active 306 DOM
7. 2026-06-08
   days on market $15,000 Active 305 DOM
8. 2026-06-07
   days on market $15,000 Active 304 DOM
9. 2026-06-05
   days on market $15,000 Active 301 DOM
10. 2026-06-03
    days on market $15,000 Active 300 DOM
11. 2026-06-02
    days on market $15,000 Active 299 DOM
12. 2026-06-01
    days on market $15,000 Active 298 DOM
13. 2026-05-31
    days on market $15,000 Active 297 DOM
14. 2026-05-30
    days on market $15,000 Active 296 DOM
15. 2025-09-04
    status Active 5-char remark

    Show marketing remark (5 chars)

    as-is

16. 2025-08-28
    status Pending 5-char remark

    Show marketing remark (5 chars)

    as-is

17. 2025-07-30
    listed $15,000 Active 5-char remark

    Show marketing remark (5 chars)

    as-is

18. 2002-06-17
    soldstatus
19. 2002-05-23
    soldstatus 151-char remark

    Show marketing remark (151 chars)

    Uninsured HUD home for sale, as is. Some structural damge as well as roof, plumbing, and foundation problems. Call your realtor to view or place a bid.

20. 2002-03-29
    listed $17,000 151-char remark

    Show marketing remark (151 chars)

    Uninsured HUD home for sale, as is. Some structural damge as well as roof, plumbing, and foundation problems. Call your realtor to view or place a bid.

21. 1996-08-22
    soldstatus
22. 1979-08-21
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $14,280
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$436
• Taxable income: $10,419
• Est. tax owed @ 24.0%: −$2,500
• After-tax cash flow: $7,537/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): 25,659
• Household income: $50,722
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1314.0

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 (86%)
• Race & ethnicity: Black 86% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 1% · 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: ▼ -23.01%
• Current HPI: 174.4025
• Rent YoY: ▲ 4.23%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-11.8% since first listed

8 events — show timeline

• 2025-09-04 Relisted — MLSU
• 2025-08-28 Pending — MLSU
• 2025-07-30 Listed $15,000 MLSU
• 2002-06-17 Sold (Public Records) — Public Records
• 2002-05-23 Sold (MLS) — MLSU
• 2002-03-29 Listed $17,000 MLSU
• 1996-08-22 Sold (Public Records) — Public Records
• 1979-08-21 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $864 · +2.8% YoY. Source: county tax records.