718 Woodhill Rd · Jackson, MS 39206

$225,000

5 bd · 2.5 ba · 3,061 sqft · SingleFamily public records · 32 Days on market

Built 1968 0.33 ac lot Est $291k · 23% under $4/mo HOA

---

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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Bank Owned Property. Owner will consider financing upon request.

Key facts

• 0.33 acre lot
• Garage
• Built 1968

Property features AI

Finance

• Other: Property located at 718 Woodhill Rd, Jackson, MS 39206; Directions: Go south on Hanging Moss Road from County Line Road/I-220 and turn left on Woodhill Road
• HOA & community: Has association with $50 annual fee

Exterior

• Parking: Attached garage; 3-space carport; Additional storage; Concrete parking surfaces
• Security: Prewired for security; Window bars
• Utilities: Public water; Public sewer (sewer connected); Electricity available; Natural gas available; Cable available
• Home design: Single-family house; One level
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built in public records (year built source: public records)
• Exterior features: Patio; Porch; Slab patio/porch; Gas grill; Corner lot

Interior

• Kitchen: Double oven; Electric cooktop
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans
• Interior features: Bookcases; Entrance foyer; In-law floorplan; Pantry; Breakfast bar; Double entry doors; Aluminum-framed windows; Wood-burning fireplace in the great room (has fireplace)
• Laundry & utility: Washer/dryer hookups inside (electric dryer hookup); Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% 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: 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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL); Bailey Middle Apac School (math 46% / reading 62%, grade B-, #18 of 179 statewide, top 10%, 247 students, 100% FRL); Callaway High School (math 3% / reading 10%, grade F, #191 of 197 statewide, top 97%, 923 students, 100% FRL).
• Zoned-school proficiency averages 26% at this address vs 14% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Jackson Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $2,439/mo this rent would consume 69% of the median local household income ($43k/yr) (locally 1554% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $290,795
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
864 Woodlake Dr	0.09mi	4/3.5 (-1)	2,900 (-5%)	13mo	$249,000	$86	67
710 Woodhill Rd	0.03mi	5/2.5	2,671 (-13%)	20mo	$255,000	$95	61
547 Woodson Dr	0.23mi	4/2.5 (-1)	2,717 (-11%)	8mo	$190,000	$70	59
816 Winthrop Cir	0.40mi	5/3.0	2,806 (-8%)	23mo	$139,000	$50	47
5961 Huntview Dr	0.49mi	4/2.5 (-1)	2,625 (-14%)	18mo	$299,999	$114	34
5909 Canterbury Rd	0.55mi	4/3.5 (-1)	3,400 (+11%)	22mo	$400,000	$118	28

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 · 2.83% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,441
• Equity at exit: $33,548

10-year hold

• IRR: 8.9%
• Equity multiple: 1.67×
• Total profit: $42,457
• Equity at exit: $19,454

Cash invested: $63,000 (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 39206

• Home prices YoY: -10.3%
• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,439 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$94
• HOA: −$4
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $558

Break-even live

Break-even rent $1,733

Max offer price $225,000

Occupancy floor 72%

Sensitivity live

Price	-10% $685	-5% $621	+0% $558	+5% $494	+10% $430
Rent	-10% $365	-5% $461	+0% $558	+5% $654	+10% $750
Rate	-1.0pp $671	-0.5pp $615	base $558	+0.5pp $499	+1.0pp $440

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 Winthrop Cir Jackson, MS	5.0	3.0	2800	$2,500	$0.89	15d	1	0.40mi
816 Winthrop Cir Jackson, MS	5.0	3.0	2800	$2,500	$0.89	25d	1	0.40mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-03-24
   listed $225,000 Active
3. 1998-07-10
   soldstatus
4. 1987-06-01
   soldstatus
5. 1968-11-21
   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: $1,101 · $92/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$677/yr (+$56/mo · 61.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,271
• − Mortgage interest: −$12,603
• − Property taxes: −$1,101
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$48
• − Depreciation: −$6,545
• Taxable income: $3,165
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $5,931/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): 23,257
• Household income: $42,686
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1554.0

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 (85%)
• Race & ethnicity: Black 85% White 9% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -22.38%
• Current HPI: 194.5873
• Rent YoY: ▲ 2.83%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-04-25 Pending — MLSU
• 2026-03-24 Listed $225,000 MLSU
• 1998-07-10 Sold (Public Records) — Public Records
• 1987-06-01 Sold (Public Records) — Public Records
• 1968-11-21 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,101 · +6.6% YoY. Source: county tax records.