1735 Woody Dr · Jackson, MS 39212

$62,500

3 bd · 1.5 ba · 996 sqft · SingleFamily public records · 5 Days on market

Built 1958 0.25 ac lot Est $53k · 18% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity! Add this income-producing rental property to your portfolio with a tenant already in place, providing immediate rental income from day one. This well-maintained home offers a great opportunity for both seasoned and first-time investors looking for a turnkey investment. Looking to expand your portfolio? This property is one of eight investment homes currently available for purchase. Buy individually or inquire about purchasing multiple properties as a package to maximize your investment potential. Don't miss this opportunity to secure a cash-flowing asset with built-in income and additional portfolio expansion possibilities. Contact your agent today for more informati

Key facts

• 0.25 acre lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached garage; 1-car carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (house); One level; Entry level on main floor
• Construction: Slab foundation; Year built (per public records)
• Exterior features: Shingle roof; City lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessibility features present

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Cap rate 16.8% 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: North Jackson Elementary School (math 7% / reading 25%, grade F, #270 of 375 statewide, top 72%, 383 students, 100% FRL); Cardozo Middle School (math 5% / reading 10%, grade F, #168 of 179 statewide, top 94%, 625 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 (+4.2%/yr); 302 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $432 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $62,500

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.01% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.56%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $52,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1539 Woodburn St	0.32mi	3/1.0	1,043 (+5%)	5mo	$90,000	$86	70
1551 Maria Dr	0.53mi	3/1.0	1,008 (+1%)	7mo	$34,900	$35	65
2943 Lakewood Dr	0.30mi	3/1.0	1,090 (+9%)	6mo	$54,900	$50	63
2877 Teresa Dr	0.75mi	3/1.5	1,006 (+1%)	4mo	$105,000	$104	60
2920 Lakewood Dr	0.31mi	4/2.0 (+1)	1,125 (+13%)	1mo	$69,900	$62	56
1219 Woody Dr	0.59mi	3/1.0	1,058 (+6%)	5mo	$67,000	$63	56
3136 Meadow Forest Dr	0.54mi	3/1.0	1,056 (+6%)	11mo	$118,750	$112	54
1559 Dianne Dr	0.56mi	3/1.5	1,034 (+4%)	19mo	$35,000	$34	52
3131 Woodview Dr	0.64mi	3/1.0	912 (-8%)	4mo	$48,000	$53	50
1557 Maria Dr	0.51mi	3/1.0	1,105 (+11%)	10mo	$35,000	$32	48
2740 Teresa Dr	0.73mi	3/1.0	1,068 (+7%)	15mo	$33,500	$31	39
2232 Mcdowell Rd	0.61mi	3/2.0	1,128 (+13%)	14mo	$39,000	$35	36

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: 29.7%
• Equity multiple: 2.27×
• Total profit: $22,165
• Equity at exit: $9,319

10-year hold

• IRR: 37.8%
• Equity multiple: 4.75×
• Total profit: $65,656
• Equity at exit: $5,404

Cash invested: $17,500 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$328
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$26
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $481

Break-even live

Break-even rent $645

Max offer price $62,500

Occupancy floor 57%

Sensitivity live

Price	-10% $517	-5% $499	+0% $481	+5% $464	+10% $446
Rent	-10% $382	-5% $432	+0% $481	+5% $531	+10% $580
Rate	-1.0pp $513	-0.5pp $497	base $481	+0.5pp $465	+1.0pp $449

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	25d	1	0.57mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	15d	1	0.59mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	25d	1	0.59mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	45d	1	0.73mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	22d	1	0.76mi
1018 Deryll St Jackson, MS	3.0	1.0	1056	$900	$0.85	25d	1	0.88mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	45d	1	1.15mi
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	45d	1	1.31mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	25d	1	1.45mi

Listing history 4 events

1. 2026-06-22
   days on market $62,500 Active 5 DOM
2. 2026-06-18
   days on market $62,500 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $62,500 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: $1,075 · $90/mo
• Projected year-2 tax: $1,075 · $90/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $15,055
• − Mortgage interest: −$3,501
• − Property taxes: −$1,075
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,818
• Taxable income: $5,142
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $4,541/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

+78.6% since first listed

15 events — show timeline

• 2026-06-16 Listed $62,500 MLSU
• 2026-01-31 Listing Removed — MLSU
• 2025-12-15 Rental Removed $950 APPFOLIO
• 2025-11-04 Listed for Rent $950 APPFOLIO
• 2025-08-11 Listed $74,500 MLSU
• 2024-03-14 Rental Removed $950 APPFOLIO
• 2024-01-30 Price Changed $950 APPFOLIO
• 2023-11-29 Listed for Rent $1,050 APPFOLIO
• 2021-10-02 Listing Removed — MLSU
• 2018-09-20 Sold (Public Records) — Public Records
• 2018-09-10 Listing Removed — MLSU
• 2017-10-14 Listed $17,000 MLSU
• 2016-09-27 Listed $35,000 MLSU
• 1997-03-17 Sold (Public Records) — Public Records
• 1996-08-19 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,075 · +2.9% YoY. Source: county tax records.