1603 Winchester St · Jackson, MS 39211

$157,900

4 bd · 2.0 ba · 2,300 sqft · SingleFamily public records · 123 Days on market

Built 1958 Fair condition 0.28 ac lot $69/sqft · 37% below area Est $253k · 37% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This investment home is perfect for the the seasoned and newbie investors who would like to add this property to their rental portfolio. This is a DSCR Loan approved property. Features guaranteed cash flow of $1,640 per month with a HUD tenant. Its a spacious 4br/2ba corner lot home with NO carpets, large bedrooms, wood burning brick fireplace, and ample parking. It's near main roads of Ridgewood, Northside, Old Canton, Lakeland, near I55, hospitals and clinics, near Span Elementary and Jackson Academy Private School, shopping, dining and entertaining. Don't miss out on this long term investment opportunity for tax write offs, build equity, and get cash flow! Call a Realtor now for information.

Key facts

• Ample parking
• Corner lot
• 0.28 acre lot

Tags

• CORNER LOT
• WOOD BURNING BRICK FIREPLACE
• AMPLE PARKING

🏷️ Possibly a rental listed for sale. The $157,900 price doesn't fit this home's estimated sale value (~$252,508) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $158k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $139k (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: 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: Spann Elementary School (math 7% / reading 21%, grade F, #289 of 375 statewide, top 78%, 395 students, 100% FRL); Chastain Middle School (math 5% / reading 11%, grade F, #165 of 179 statewide, top 93%, 499 students, 100% FRL); Murrah High School (math 12% / reading 27%, grade F, #130 of 197 statewide, top 68%, 1,326 students, 100% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 288 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $5k 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 + 7.9% rent growth), your $44k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (7%) 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.

Recommended offer $138,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.37% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.1

CMA / ARV

• ARV (median comp): $252,508
• List price: $157,900
• Delta: -37.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1609 Sheffield Dr	0.12mi	3/2.0 (-1)	2,320 (+1%)	3mo	$375,000	$162	85
4311 Roswell Ct	0.53mi	4/2.0	2,141 (-7%)	3mo	$265,000	$124	61
2009 Southwood Rd	0.55mi	4/3.0	2,410 (+5%)	4mo	$259,500	$108	59
1641 Acadia Ct	0.34mi	3/3.0 (-1)	2,517 (+9%)	1mo	$359,000	$143	58
318 Rollingwood Dr	0.73mi	4/2.5	2,391 (+4%)	4mo	$275,000	$115	54
4506 Eastwood Rd	0.62mi	4/3.0	2,126 (-8%)	1mo	$325,000	$153	54
1865 E Northside Dr	0.49mi	3/3.0 (-1)	2,496 (+8%)	1mo	$375,000	$150	53
4424 Northover Dr	0.73mi	4/2.5	2,474 (+8%)	0mo	$310,000	$125	51
1527 Kimwood Cir	0.44mi	3/2.0 (-1)	1,981 (-14%)	2mo	$249,500	$126	50
1917 E Northside Dr	0.54mi	3/2.0 (-1)	2,035 (-12%)	1mo	$333,000	$164	50
4429 Forest Park Dr	0.43mi	3/2.0 (-1)	1,968 (-14%)	2mo	$240,000	$122	49
2017 Southwood Rd	0.57mi	4/3.0	2,599 (+13%)	3mo	$325,000	$125	45

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 · 7.9% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.52×
• Total profit: $23,115
• Equity at exit: $23,543

10-year hold

• IRR: 25.0%
• Equity multiple: 3.70×
• Total profit: $119,448
• Equity at exit: $13,652

Cash invested: $44,212 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 22 under contract
• Months of supply: 2.2 mo (45%/mo absorbed)
• Median asking: $259,750 ($114/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -3.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 39211

• Rents YoY: 7.9%
• Active inventory: 288
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$828
• Tax from tax record: −$229 /mo · $2,750/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $588

Break-even live

Break-even rent $1,422

Max offer price $157,900

Occupancy floor 68%

Sensitivity live

Price	-10% $677	-5% $633	+0% $588	+5% $543	+10% $499
Rent	-10% $417	-5% $502	+0% $588	+5% $673	+10% $759
Rate	-1.0pp $667	-0.5pp $628	base $588	+0.5pp $547	+1.0pp $505

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: $39,475
• Closing costs: $4,737
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4750 Old Canton Rd Jackson, MS	4.0	3.0	2085	$2,200	$1.06	72d	1	0.22mi
5125 Old Canton Rd Jackson, MS	3.0	3.0	2025	$2,100	$1.04	72d	1	0.48mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	63d	1	0.56mi
1046 Newland St Jackson, MS	4.0	2.5	2700	$3,200	$1.19	72d	1	0.68mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	63d	31	0.78mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	93d	1	1.31mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	93d	1	1.35mi

Listing history 50 events

1. 2026-07-29
   days on market $157,900 Active 123 DOM
2. 2026-07-27
   days on market $157,900 Active 121 DOM
3. 2026-07-25
   days on market $157,900 Active 119 DOM
4. 2026-07-23
   days on market $157,900 Active 117 DOM
5. 2026-07-22
   days on market $157,900 Active 116 DOM
6. 2026-07-21
   days on market $157,900 Active 115 DOM
7. 2026-07-18
   days on market $157,900 Active 112 DOM
8. 2026-07-16
   days on market $157,900 Active 110 DOM
9. 2026-07-16
   days on market $157,900 Active 109 DOM
10. 2026-07-14
    days on market $157,900 Active 108 DOM
11. 2026-07-13
    days on market $157,900 Active 107 DOM
12. 2026-07-12
    days on market $157,900 Active 106 DOM
13. 2026-07-11
    days on market $157,900 Active 105 DOM
14. 2026-07-10
    days on market $157,900 Active 104 DOM
15. 2026-07-09
    days on market $157,900 Active 103 DOM
16. 2026-07-08
    days on market $157,900 Active 102 DOM
17. 2026-07-07
    days on market $157,900 Active 101 DOM
18. 2026-07-06
    days on market $157,900 Active 100 DOM
19. 2026-07-05
    days on market $157,900 Active 99 DOM
20. 2026-07-04
    days on market $157,900 Active 98 DOM
21. 2026-07-03
    days on market $157,900 Active 97 DOM
22. 2026-07-02
    days on market $157,900 Active 96 DOM
23. 2026-07-01
    days on market $157,900 Active 95 DOM
24. 2026-06-30
    days on market $157,900 Active 94 DOM
25. 2026-06-29
    days on market $157,900 Active 93 DOM
26. 2026-06-28
    days on market $157,900 Active 92 DOM
27. 2026-06-28
    days on market $157,900 Active 91 DOM
28. 2026-06-27
    days on market $157,900 Active 90 DOM
29. 2026-06-25
    days on market $157,900 Active 88 DOM
30. 2026-06-23
    pricedays on market $157,900 Active 86 DOM
31. 2026-06-22
    days on market $169,900 Active 85 DOM
32. 2026-06-18
    days on market $169,900 Active 82 DOM
33. 2026-06-17
    days on market $169,900 Active 81 DOM
34. 2026-06-16
    days on market $169,900 Active 80 DOM
35. 2026-06-15
    days on market $169,900 Active 79 DOM
36. 2026-06-14
    days on market $169,900 Active 77 DOM
37. 2026-06-13
    days on market $169,900 Active 76 DOM
38. 2026-06-10
    days on market $169,900 Active 74 DOM
39. 2026-06-09
    days on market $169,900 Active 73 DOM
40. 2026-06-08
    days on market $169,900 Active 72 DOM
41. 2026-06-07
    days on market $169,900 Active 71 DOM
42. 2026-06-05
    days on market $169,900 Active 68 DOM
43. 2026-06-03
    days on market $169,900 Active 67 DOM
44. 2026-06-02
    days on market $169,900 Active 66 DOM
45. 2026-06-01
    days on market $169,900 Active 65 DOM
46. 2026-05-31
    days on market $169,900 Active 64 DOM
47. 2026-05-30
    days on market $169,900 Active 63 DOM
48. 2026-03-28
    listed $169,900 Active 729-char remark

    Show marketing remark (729 chars)

    This investment home is perfect for the the seasoned and newbie investors who would like to add this property to their rental portfolio. This is a DSCR Loan approved property. Features guaranteed cash flow of $1,640 per month with a HUD tenant. Its a spacious 4br/2ba corner lot home with NO carpets, large bedrooms, wood burning brick fireplace, and ample parking. It's near main roads of Ridgewood, Northside, Old Canton, Lakeland, near I55, hospitals and clinics, near Span Elementary and Jackson Academy Private School, shopping, dining and entertaining. Don't miss out on this long term investment opportunity for tax write offs, build equity, and get cash flow! Call a Realtor now for information. **Do NOT Disturb tenant**

49. 2025-08-22
    historical $2,009
50. 2025-07-07
    listed $2,009

ⓘ 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: $2,750 · $229/mo
• Projected year-2 tax: $2,750 · $229/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 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: $25,989
• − Mortgage interest: −$8,845
• − Property taxes: −$2,750
• − Insurance: −$790
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$4,593
• Taxable income: $4,852
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $5,890/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab Est. rehab $57,500–$103,500 screening

This single-family home requires moderate repairs and maintenance, including painting and landscaping improvements, to increase its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos

Repairs flagged

• Moderate Exterior siding — Weathered and discolored, indicating wear and tear.
• Moderate Paint — Worn in some areas, especially in living areas.
• Minor Landscaping — Overgrown areas need trimming and maintenance.

Value-add opportunities

• Both Painting and repainting — Fresh paint can improve the home's curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Landscaping improvements — A well-maintained yard can enhance the home's curb appeal and attract more potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Spann Elementary School F MS #289/375 Nat'l #37,303/41,679 Middle Bailey Middle Apac School B- MS #18/179 Nat'l #2,699/14,009 High Murrah High School F MS #130/197 Nat'l #14,491/17,239

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

C Composite livability gradescore 68/100

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 · 242,528 people
• City population: 140,204
• Metro: Jackson, MS
• Population (ZIP): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 36% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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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: ▼ -135.99%
• Current HPI: 145.5192
• Rent YoY: ▲ 7.90%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+8356.9% since first listed

12 events — show timeline

• 2026-03-28 Listed $169,900 MLSU
• 2025-08-22 Rental Removed $2,009 APPFOLIO
• 2025-07-07 Listed for Rent $2,009 APPFOLIO
• 2025-06-28 Rental Removed $2,009 APPFOLIO
• 2025-06-18 Listed for Rent $2,009 APPFOLIO
• 2024-07-31 Sold (Public Records) — Public Records
• 2022-08-10 Sold (Public Records) — Public Records
• 2019-04-16 Sold (Public Records) — Public Records
• 2018-06-07 Sold (Public Records) — Public Records
• 2006-02-10 Sold (Public Records) — Public Records
• 1986-07-31 Sold (Public Records) — Public Records
• 1980-06-23 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,750 · +82.4% YoY. Source: county tax records.