2221 Woodlawn #23 · Jackson, MS 39213

$75,900

2 bd · 2.0 ba · 960 sqft · Condo public records · 134 Days on market

Built 1964 $79/sqft · 111% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Come and view this great investment starter! Affordable multifamily with 2 units each side is a 1br/1ba and each unit has their own electrical, gas and water meter. one side is renting for $515 per month and the other side will be available soon. Another duplex is available for purchase, making it a 4plex! Both investment properties are near main roads, bus stops, minutes to the Medical Mall, Jackson State University, churches, shopping, and dining. ''As Is Sale'' and Motivated Seller!

Key facts

• Multifamily
• 2 units
• Near main roads

Tags

• MULTIFAMILY
• 2 UNITS
• OWN ELECTRICAL METER
• OWN GAS METER
• OWN WATER METER
• NEAR MAIN ROADS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $76k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $76k).
• Recommended offer: $67k (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: 81 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 40% of the median local income ($30k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($525 loan paydown + $8k 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 + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $36,473
• List price: $75,900
• Delta: 108.10%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Randall St #22	0.29mi	2/2.0	1,043 (+9%)	14mo	$26,000	$25	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 3.91×
• Total profit: $61,860
• Equity at exit: $68,377

10-year hold

• IRR: 32.5%
• Equity multiple: 8.81×
• Total profit: $165,958
• Equity at exit: $147,457

Cash invested: $21,252 (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 39213

• Home prices YoY: 7.0%
• Active inventory: 81
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $989 high
• Mortgage (P&I): −$398
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $323

Break-even live

Break-even rent $580

Max offer price $75,900

Occupancy floor 62%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2157 Ludlow Ave Jackson, MS	3.0	2.0	1123	$1,300	$1.16	44d	1	0.37mi
2157 Ludlow Ave Unit Na Jackson, MS	3.0	2.0	1123	$1,450	$1.29	14d	1	0.37mi
1225 Bailey Ave Jackson, MS	2.0	1.0	990	$750	$0.76	44d	1	0.52mi
2566 Williamson Ave Jackson, MS	3.0	1.5	940	$1,150	$1.22	44d	1	0.78mi
1240 Lawnview Pl Jackson, MS	1.0–2.0	1.0	650	$845	$1.30	14d	13	0.84mi
1204 First Ave Jackson, MS	2.0	1.0	800	$725	$0.91	23d	1	0.96mi
1505 N West St Jackson, MS	1.0	1.0	650	$780	$1.20	44d	1	1.03mi
1505 N West St Unit 110 Jackson, MS	1.0	1.0	700	$650	$0.93	21d	1	1.03mi
1505 N West St Unit 101 Jackson, MS	1.0	1.0	700	$650	$0.93	44d	1	1.03mi
255 S Prentiss St Jackson, MS	2.0	1.0	729	$1,000	$1.37	44d	1	1.07mi
3380 Shady Oaks St Jackson, MS	2.0	1.0	721	$871	$1.21	14d	1	1.09mi
3380 Shady Oaks St Unit D Jackson, MS	2.0	1.0	721	$832	$1.15	44d	1	1.09mi
3380 Shady Oaks St Unit B Jackson, MS	2.0	1.0	721	$871	$1.21	23d	1	1.09mi
1818 Saint Charles St Jackson, MS	3.0	1.0	983	$995	$1.01	44d	1	1.11mi
209 Poindexter St Jackson, MS	2.0	2.0	1075	$825	$0.77	44d	1	1.27mi
803 N Congress St Unit D Jackson, MS	1.0	1.0	900	$900	$1.00	44d	1	1.40mi
1633 Robinson St Unit 1633 Jackson, MS	1.0	1.0	875	$775	$0.89	14d	1	1.40mi
1647 Robinson St Unit B Jackson, MS	1.0	1.0	900	$850	$0.94	14d	1	1.42mi
814 N Congress St Unit 7 Jackson, MS	1.0	1.0	850	$1,175	$1.38	14d	1	1.42mi
814 N Congress St Unit 6 Jackson, MS	1.0	1.0	700	$1,175	$1.68	44d	1	1.42mi
1711 Robinson St Jackson, MS	2.0	1.0	800	$800	$1.00	23d	1	1.45mi
905 N State St Jackson, MS	1.0	1.0	550	$900	$1.64	44d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watergaselectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $75,900 Active 134 DOM
2. 2026-06-17
   days on market $75,900 Active 133 DOM
3. 2026-06-16
   days on market $75,900 Active 132 DOM
4. 2026-06-15
   days on market $75,900 Active 131 DOM
5. 2026-06-14
   days on market $75,900 Active 129 DOM
6. 2026-06-13
   days on market $75,900 Active 128 DOM
7. 2026-06-10
   days on market $75,900 Active 126 DOM
8. 2026-06-09
   days on market $75,900 Active 125 DOM
9. 2026-06-08
   days on market $75,900 Active 124 DOM
10. 2026-06-07
    days on market $75,900 Active 123 DOM
11. 2026-06-05
    days on market $75,900 Active 120 DOM
12. 2026-06-03
    days on market $75,900 Active 119 DOM
13. 2026-06-02
    days on market $75,900 Active 118 DOM
14. 2026-06-01
    days on market $75,900 Active 117 DOM
15. 2026-05-31
    days on market $75,900 Active 116 DOM
16. 2026-05-30
    days on market $75,900 Active 115 DOM
17. 2026-02-04
    listed $75,900 Active 490-char remark

    Show marketing remark (490 chars)

    Come and view this great investment starter! Affordable multifamily with 2 units each side is a 1br/1ba and each unit has their own electrical, gas and water meter. one side is renting for $515 per month and the other side will be available soon. Another duplex is available for purchase, making it a 4plex! Both investment properties are near main roads, bus stops, minutes to the Medical Mall, Jackson State University, churches, shopping, and dining. ''As Is Sale'' and Motivated Seller!

18. 2024-11-15
    soldstatus Closed 480-char remark

    Show marketing remark (480 chars)

    Come and view this wonderful duplex for only $59,900!, Each unit has a 1br/1ba with kitchen and living room area and separate driveway. Updated for new tenants to rent from you! Property is near medical malls, hospitals and clinics, main roads and I55. This can be packaged with 2 other duplexes making it a 6plex for a tremendous cash flow! Start your investment portfolio now!!! Make a wise decision and contact your favorite Realtor to schedule a viewing now! Selling ''as is''

19. 2024-11-05
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Come and view this wonderful duplex for only $59,900!, Each unit has a 1br/1ba with kitchen and living room area and separate driveway. Updated for new tenants to rent from you! Property is near medical malls, hospitals and clinics, main roads and I55. This can be packaged with 2 other duplexes making it a 6plex for a tremendous cash flow! Start your investment portfolio now!!! Make a wise decision and contact your favorite Realtor to schedule a viewing now! Selling ''as is''

20. 2024-09-17
    status Active 480-char remark

    Show marketing remark (480 chars)

    Come and view this wonderful duplex for only $59,900!, Each unit has a 1br/1ba with kitchen and living room area and separate driveway. Updated for new tenants to rent from you! Property is near medical malls, hospitals and clinics, main roads and I55. This can be packaged with 2 other duplexes making it a 6plex for a tremendous cash flow! Start your investment portfolio now!!! Make a wise decision and contact your favorite Realtor to schedule a viewing now! Selling ''as is''

21. 2024-09-07
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Come and view this wonderful duplex for only $59,900!, Each unit has a 1br/1ba with kitchen and living room area and separate driveway. Updated for new tenants to rent from you! Property is near medical malls, hospitals and clinics, main roads and I55. This can be packaged with 2 other duplexes making it a 6plex for a tremendous cash flow! Start your investment portfolio now!!! Make a wise decision and contact your favorite Realtor to schedule a viewing now! Selling ''as is''

22. 2024-08-28
    listed $59,900 Active 480-char remark

    Show marketing remark (480 chars)

    Come and view this wonderful duplex for only $59,900!, Each unit has a 1br/1ba with kitchen and living room area and separate driveway. Updated for new tenants to rent from you! Property is near medical malls, hospitals and clinics, main roads and I55. This can be packaged with 2 other duplexes making it a 6plex for a tremendous cash flow! Start your investment portfolio now!!! Make a wise decision and contact your favorite Realtor to schedule a viewing now! Selling ''as is''

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$255/yr (+$21/mo · 73.8%)

ⓘ 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 7 d/yr ≥109°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: $11,864
• − Mortgage interest: −$4,252
• − Property taxes: −$345
• − Insurance: −$380
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,208
• Taxable income: $2,782
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $3,204/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): 18,691
• Household income: $29,541
• Rent vs Own: 52.7% rent · 47.3% own
• Severe rent burden: 1138.0

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 (95%)
• Race & ethnicity: Black 95% White 2% Two or more races 1% Hispanic / Latino 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% 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: ▲ 21.42%
• Current HPI: 329.1844
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+26.7% since first listed

6 events — show timeline

• 2026-02-04 Listed $75,900 MLSU
• 2024-11-15 Sold (MLS) — MLSU
• 2024-11-05 Pending — MLSU
• 2024-09-17 Relisted — MLSU
• 2024-09-07 Pending — MLSU
• 2024-08-28 Listed $59,900 MLSU

Property tax history

-3.8%/yr

Latest (2025): $345 · +1.8% YoY. Source: county tax records.