3028 Marwood Dr · Jackson, MS
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $1,241 – $2,305
Heat risk 7/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the C 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
- DSCR +10.0/10.0
- 1% rule +8.5/10.0
- Rent growth +3.6/5.0
- Livability +3.4/5.0
- Condition / age +2.5/5.0
- Schools +1.1/10.0
- ARV discount +0.0/15.0
- Appreciation +0.0/10.0
$97,900
🖨 Deal sheet 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Come and view this spacious 4br/2ba split plan home with 2 living areas, 1 wood burning fireplace. Property currently has a HUD tenant renting the property and HUD pays all rent. Great guarantee cashflow.. Call your favorite agent now to view.
Key facts
- 0.26 acre lot
- Built 1958
- Listed 141 days
Neighborhood map
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $98k.
Deal economics
- At list price, monthly cash flow is $383 ($5k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $98k).
- Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
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; 40 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).
- This rent runs 31% of the median local income ($51k/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 $677 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.
Negotiation context
- It's been on market 141 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 15y ago; this cycle's ask has dropped $18k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: built in 1958 — 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.
Questions for the listing agent
- It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.35% ✓
- Cap rate
- 10.98%
- Cash-on-cash
- 16.75%
- DSCR
- 1.75
- GRM
- 6.2
CMA / ARV
- ARV (median comp)
- $70,465
- List price
- $97,900
- Delta
- 38.93%
- 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 |
|---|---|---|---|---|---|---|---|
| 1423 Woody Dr | 0.08mi | 3/1.5 (-1) | 1,404 (-4%) | 2mo | $24,900 | $18 | 82 |
| 2971 Kentwood Dr | 0.18mi | 4/2.0 | 1,532 (+5%) | 3mo | $59,900 | $39 | 81 |
| 920 Woody Dr | 0.48mi | 3/2.0 (-1) | 1,468 (+1%) | 2mo | $59,000 | $40 | 70 |
| 3114 Suncrest Dr | 0.55mi | 4/2.0 | 1,432 (-2%) | 3mo | $64,900 | $45 | 68 |
| 2813 Marydale Dr | 0.47mi | 3/1.5 (-1) | 1,500 (+3%) | 2mo | $34,999 | $23 | 65 |
| 953 Woody Dr | 0.44mi | 4/2.0 | 1,595 (+9%) | 3mo | $5,900 | $4 | 61 |
| 404 Mcdowell Park Cir | 0.56mi | 3/1.5 (-1) | 1,358 (-7%) | 4mo | $99,000 | $73 | 52 |
| 983 Branch St | 0.40mi | 3/2.0 (-1) | 1,252 (-14%) | 4mo | $60,000 | $48 | 49 |
| 2646 Revere St | 0.71mi | 3/1.0 (-1) | 1,360 (-7%) | 0mo | $30,000 | $22 | 46 |
| 1907 Bienville Dr | 0.62mi | 3/2.0 (-1) | 1,308 (-10%) | 4mo | $69,000 | $53 | 46 |
| 1928 Teakwood Dr | 0.70mi | 3/2.0 (-1) | 1,299 (-11%) | 3mo | $68,000 | $52 | 42 |
| 702 Cooper Rd | 0.68mi | 3/1.0 (-1) | 1,241 (-15%) | 4mo | $91,000 | $73 | 31 |
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
- IRR
- 9.3%
- Equity multiple
- 1.37×
- Total profit
- $10,177
- Equity at exit
- $14,597
- IRR
- 19.5%
- Equity multiple
- 2.72×
- Total profit
- $47,268
- Equity at exit
- $8,465
Cash invested: $27,412 (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
ZIP-level market 39212
- Home prices YoY
- -11.7%
- Rents YoY
- 4.2%
- Active inventory
- 302
- Price-to-rent
- 6.2×
Monthly cashflow live
- Estimated rent
- $1,324 high interval (Pro) →
- Mortgage (P&I)
- −$513
- Tax from tax record
- −$109 /mo · $1,307/yr
- Insurance
- −$41
- HOA
- −$0
- Vacancy / Maint / Mgmt
- −$278
- Net cashflow
- $383
Break-even live
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
- $24,475
- Closing costs
- $2,937
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3049 Lakewood Dr Jackson, MS | 3.0 | 1.0 | 1200 | $975 | $0.81 | 43d | 1 | 0.09mi |
| 3020 Lakewood Dr Jackson, MS | 4.0 | 2.0 | 1600 | $1,150 | $0.72 | 23d | 1 | 0.10mi |
| 1219 Woody Dr Jackson, MS | 3.0 | 1.0 | 1058 | $1,150 | $1.09 | 23d | 1 | 0.19mi |
| 2904 Marwood Dr Jackson, MS | 3.0 | 2.0 | 1554 | $1,250 | $0.80 | 23d | 1 | 0.20mi |
| 3030 Oak Forest Dr Jackson, MS | 3.0 | 2.0 | 1200 | $1,100 | $0.92 | 13d | 1 | 0.25mi |
| 3030 Oak Forest Dr Jackson, MS | 3.0 | 1.5 | 1200 | $1,100 | $0.92 | 43d | 1 | 0.25mi |
| 1641 Woodburn St Jackson, MS | 5.0 | 2.0 | 1300 | $1,812 | $1.39 | 13d | 1 | 0.27mi |
| 3122 Oak Forest Dr Jackson, MS | 3.0 | 2.0 | 1421 | $1,100 | $0.77 | 43d | 1 | 0.30mi |
| 3162 Oak Forest Dr Jackson, MS | 3.0 | 1.5 | 1280 | $1,236 | $0.97 | 43d | 1 | 0.34mi |
| 2915 Longwood Dr Jackson, MS | 3.0 | 2.0 | 1800 | $1,400 | $0.78 | 23d | 1 | 0.39mi |
| 3308 Ramona St Jackson, MS | 3.0 | 1.0 | 1104 | $1,150 | $1.04 | 21d | 1 | 0.44mi |
| 3151 Shirley Dr Jackson, MS | 4.0 | 2.0 | 1474 | $1,306 | $0.89 | 13d | 1 | 0.45mi |
| 2808 Ridgeland Dr Jackson, MS | 3.0 | 2.0 | 1606 | $1,600 | $1.00 | 43d | 1 | 0.50mi |
| 1223 Marydale Dr Jackson, MS | 3.0 | 1.0 | 1300 | $950 | $0.73 | 43d | 1 | 0.51mi |
| 2873 Teresa Dr Jackson, MS | 3.0 | 1.0 | 1100 | $1,100 | $1.00 | 43d | 1 | 0.52mi |
| 427 McDowell Park Cir Jackson, MS | 3.0 | 1.5 | 1308 | $1,200 | $0.92 | 13d | 1 | 0.53mi |
| 1010 Deryll St Jackson, MS | 3.0 | 2.0 | 1143 | $1,050 | $0.92 | 13d | 1 | 0.63mi |
| 1018 Deryll St Jackson, MS | 3.0 | 1.0 | 1056 | $900 | $0.85 | 23d | 1 | 0.64mi |
| 2732 Woodside Dr Jackson, MS | 4.0 | 2.0 | 1566 | $1,050 | $0.67 | 23d | 1 | 0.69mi |
| 1054 Deryll St Jackson, MS | 3.0 | 1.5 | 1132 | $1,050 | $0.93 | 13d | 1 | 0.70mi |
| 2729 Carleton St Jackson, MS | 4.0 | 2.0 | 1666 | $1,575 | $0.95 | 13d | 1 | 0.71mi |
| 1126 Barbara Ann Dr Jackson, MS | 3.0 | 1.0 | 1343 | $1,000 | $0.74 | 13d | 1 | 0.75mi |
| 1126 Barbara Ann Dr Jackson, MS | 3.0 | 1.0 | 1343 | $1,000 | $0.74 | 43d | 1 | 0.75mi |
| 2694 Woodside Dr Jackson, MS | 3.0 | 1.0 | 1509 | $1,075 | $0.71 | 23d | 1 | 0.76mi |
| 2694 Woodside Dr Jackson, MS | 3.0 | 1.0 | 1509 | $1,075 | $0.71 | 13d | 1 | 0.76mi |
| 1513 Maria Dr Jackson, MS | 3.0 | 2.0 | 1120 | $1,200 | $1.07 | 13d | 1 | 0.77mi |
| 1513 Maria Dr Jackson, MS | 3.0 | 2.0 | 1120 | $1,200 | $1.07 | 23d | 1 | 0.77mi |
| 3341 Suncrest Dr Jackson, MS | 4.0 | 1.0 | 1292 | $1,225 | $0.95 | 43d | 1 | 0.78mi |
| 3147 Bilgray Dr Jackson, MS | 3.0 | 2.0 | 1850 | $1,306 | $0.71 | 43d | 1 | 0.80mi |
| 3152 Bilgray Dr Jackson, MS | 3.0 | 1.5 | 1200 | $1,100 | $0.92 | 13d | 1 | 0.83mi |
| 2786 Brookwood Dr Jackson, MS | 3.0 | 1.0 | 1003 | $1,100 | $1.10 | 43d | 1 | 0.96mi |
| 3511 Sykes Park Dr Jackson, MS | 3.0 | 2.0 | 1225 | $1,426 | $1.16 | 13d | 1 | 1.02mi |
| 103 Sykes Park Cir Jackson, MS | 3.0 | 2.0 | 1500 | $1,250 | $0.83 | 43d | 1 | 1.08mi |
| 422 Cooper Rd Jackson, MS | 3.0 | 1.0 | 1049 | $1,426 | $1.36 | 23d | 1 | 1.10mi |
| 2242 Castle Hill Dr Jackson, MS | 4.0 | 2.0 | 1500 | $1,475 | $0.98 | 13d | 1 | 1.13mi |
| 2242 Castle Hill Dr Jackson, MS | 4.0 | 2.0 | 1500 | $1,475 | $0.98 | 23d | 1 | 1.13mi |
| 360 Cooper Rd Jackson, MS | 4.0 | 2.0 | 1624 | $1,575 | $0.97 | 13d | 1 | 1.16mi |
| 843 Reaves St Jackson, MS | 3.0 | 2.0 | 1408 | $1,084 | $0.77 | 43d | 1 | 1.26mi |
| 316 Woody Dr Jackson, MS | 3.0 | 1.0 | 1185 | $1,250 | $1.05 | 43d | 1 | 1.28mi |
| 316 Woody Dr Jackson, MS | 3.0 | 1.0 | 1185 | $1,250 | $1.05 | 13d | 1 | 1.28mi |
Listing history 16 events
-
2026-04-22price $99,900 243-char remark
Show marketing remark (243 chars)
Come and view this spacious 4br/2ba split plan home with 2 living areas, 1 wood burning fireplace. Property currently has a HUD tenant renting the property and HUD pays all rent. Great guarantee cashflow.. Call your favorite agent now to view.
-
2026-04-09price $109,900 243-char remark
Show marketing remark (243 chars)
Come and view this spacious 4br/2ba split plan home with 2 living areas, 1 wood burning fireplace. Property currently has a HUD tenant renting the property and HUD pays all rent. Great guarantee cashflow.. Call your favorite agent now to view.
-
2026-03-19price $110,900 243-char remark
Show marketing remark (243 chars)
Come and view this spacious 4br/2ba split plan home with 2 living areas, 1 wood burning fireplace. Property currently has a HUD tenant renting the property and HUD pays all rent. Great guarantee cashflow.. Call your favorite agent now to view.
-
2026-01-10status Active 243-char remark
Show marketing remark (243 chars)
Come and view this spacious 4br/2ba split plan home with 2 living areas, 1 wood burning fireplace. Property currently has a HUD tenant renting the property and HUD pays all rent. Great guarantee cashflow.. Call your favorite agent now to view.
-
2025-06-25status Active 243-char remark
Show marketing remark (243 chars)
Come and view this spacious 4br/2ba split plan home with 2 living areas, 1 wood burning fireplace. Property currently has a HUD tenant renting the property and HUD pays all rent. Great guarantee cashflow.. Call your favorite agent now to view.
-
2025-01-28status Pending 243-char remark
Show marketing remark (243 chars)
Come and view this spacious 4br/2ba split plan home with 2 living areas, 1 wood burning fireplace. Property currently has a HUD tenant renting the property and HUD pays all rent. Great guarantee cashflow.. Call your favorite agent now to view.
-
2025-01-28historical 243-char remark
Show marketing remark (243 chars)
Come and view this spacious 4br/2ba split plan home with 2 living areas, 1 wood burning fireplace. Property currently has a HUD tenant renting the property and HUD pays all rent. Great guarantee cashflow.. Call your favorite agent now to view.
-
2025-01-24$115,900 Active 243-char remark
Show marketing remark (243 chars)
Come and view this spacious 4br/2ba split plan home with 2 living areas, 1 wood burning fireplace. Property currently has a HUD tenant renting the property and HUD pays all rent. Great guarantee cashflow.. Call your favorite agent now to view.
-
2012-07-03soldstatus 348-char remark
Show marketing remark (348 chars)
PRICE REDUCTION!!! Come see this great buy in Oak Forest!!! This contemporary plan has 4 bedrooms, great kitchen with breakfast bar, and family room!!! Stone fireplace will be cozy this winter, but for now, enjoy the cool shady retreat in the backyard!!! Conveniently located to schools, shopping, and the interstate!!! Make this one yours today!!!
-
2012-06-19soldstatus
-
2012-05-01$14,900 348-char remark
Show marketing remark (348 chars)
PRICE REDUCTION!!! Come see this great buy in Oak Forest!!! This contemporary plan has 4 bedrooms, great kitchen with breakfast bar, and family room!!! Stone fireplace will be cozy this winter, but for now, enjoy the cool shady retreat in the backyard!!! Conveniently located to schools, shopping, and the interstate!!! Make this one yours today!!!
-
2011-07-08historical
-
2011-05-22$59,900
-
1999-11-24soldstatus
-
1993-03-01soldstatus
-
1991-04-17soldstatus
ⓘ 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
- $1,307 · $109/mo
- Projected year-2 tax
- $1,307 · $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 2/10 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $15,885
- − Mortgage interest
- −$5,484
- − Property taxes
- −$1,307
- − Insurance
- −$490
- − Repairs & maintenance
- −$1,271
- − Management
- −$1,271
- − Depreciation
- −$2,848
- Taxable income
- $3,215
- Est. tax owed @ 24.0%
- −$772
- After-tax cash flow
- $3,820/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
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
- 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
+66.8% since first listed16 events — show timeline
- 2026-04-22 Price Changed $99,900 MLSU
- 2026-04-09 Price Changed $109,900 MLSU
- 2026-03-19 Price Changed $110,900 MLSU
- 2026-01-10 Relisted — MLSU
- 2025-06-25 Relisted — MLSU
- 2025-01-28 Pending — MLSU
- 2025-01-28 Listing Removed — MLSU
- 2025-01-24 Listed $115,900 MLSU
- 2012-07-03 Sold (MLS) — MLSU
- 2012-06-19 Sold (Public Records) — Public Records
- 2012-05-01 Listed $14,900 MLSU
- 2011-07-08 Listing Removed — MLSU
- 2011-05-22 Listed $59,900 MLSU
- 1999-11-24 Sold (Public Records) — Public Records
- 1993-03-01 Sold (Public Records) — Public Records
- 1991-04-17 Sold (Public Records) — Public Records
Property tax history
+1.2%/yrLatest (2025): $1,307 · +1.8% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…