6559 George Washington Dr · Jackson, MS 39213

$105,900

3 bd · 2.0 ba · 1,486 sqft · SingleFamily public records · 97 Days on market

Built 1972 8,276 sqft lot $71/sqft · 9% above area Est $113k · 6% under

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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 +21.8/30.0
• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• 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

Welcome to 6559 George Washington Dr in Jackson! This charming ranch-style single-family home features a classic combination of brick and siding, offering excellent curb appeal and a beautifully landscaped yard. Inside, the home is filled with natural light and features neutral colors throughout, creating a bright and inviting atmosphere. The spacious layout includes both a large living room and a separate family room, providing plenty of space for relaxing or entertaining. The bright kitchen is designed for both style and functionality, featuring granite countertops, a decorative tile backsplash, an electric stove, and a convenient breakfast bar overlooking the dining area--perfect for casual meals and gatherings. The home offers three bedrooms, including a large master suite complete with a full private bath and a walk-in closet. An interior laundry area with washer and dryer hookups adds everyday convenience. Step outside to enjoy the fenced backyard with a patio, ideal for outdoor dining, relaxing, or entertaining guests. With its spacious layout, attractive finishes, and move-in ready condition, this home is a wonderful opportunity in Jackson.

Key facts

• Natural light
• Large living room
• Landscaped yard

Tags

• LANDSCAPED YARD
• NATURAL LIGHT
• LARGE LIVING ROOM
• SEPARATE FAMILY ROOM
• GRANITE COUNTERTOPS
• DECORATIVE TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $96k (9.0% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,143/mo this rent would consume 46% of the median local household income ($30k/yr) (locally 1138% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($732 loan paydown + $11k 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 $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,369 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.08% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $113,079
• List price: $105,900
• Delta: -6.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6827 Franklin D Roosevelt Dr	0.23mi	3/2.0	1,480 (-0%)	20mo	$135,000	$91	72
6618 Franklin D Roosevelt	0.23mi	3/2.0	1,564 (+5%)	14mo	$139,900	$89	69
6734 Harry S Truman Dr	0.30mi	3/1.5	1,424 (-4%)	12mo	$110,000	$77	67
3833 John F Kennedy Blvd	0.43mi	3/2.0	1,604 (+8%)	3mo	$51,900	$32	64
3725 Thomas Jefferson Rd	0.22mi	3/1.0	1,296 (-13%)	1mo	$103,000	$79	64
3530 N Flag Chapel Rd	0.31mi	4/1.5 (+1)	1,321 (-11%)	8mo	$115,000	$87	54
6857 Harry S Truman Dr	0.31mi	3/2.0	1,294 (-13%)	17mo	$103,000	$80	50
127 Lincoln Place Pl	0.44mi	3/2.0	1,264 (-15%)	21mo	$83,000	$66	37

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: 27.2%
• Equity multiple: 3.16×
• Total profit: $64,056
• Equity at exit: $95,403

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $183,788
• Equity at exit: $205,740

Cash invested: $29,652 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$555
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $99

Break-even live

Break-even rent $1,017

Max offer price $105,900

Occupancy floor 86%

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,150	$0.97	23d	1	0.09mi
6521 Lyndon B Johnson Dr Jackson, MS	3.0	1.0	1180	$1,100	$0.93	13d	1	0.09mi
6605 George Washington Dr Jackson, MS	3.0	2.0	1247	$950	$0.76	13d	1	0.13mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,300	$1.15	23d	1	0.31mi
6731 George Washington Dr Jackson, MS	3.0	2.0	1134	$1,200	$1.06	13d	1	0.31mi
6513 Abraham Lincoln Dr Jackson, MS	3.0	1.5	1330	$950	$0.71	13d	1	0.32mi

Listing history 22 events

1. 2026-06-18
   days on market $105,900 Active 97 DOM
2. 2026-06-17
   days on market $105,900 Active 96 DOM
3. 2026-06-16
   days on market $105,900 Active 95 DOM
4. 2026-06-15
   days on market $105,900 Active 94 DOM
5. 2026-06-14
   days on market $105,900 Active 92 DOM
6. 2026-06-13
   days on market $105,900 Active 91 DOM
7. 2026-06-10
   days on market $105,900 Active 89 DOM
8. 2026-06-09
   days on market $105,900 Active 88 DOM
9. 2026-06-08
   days on market $105,900 Active 87 DOM
10. 2026-06-07
    days on market $105,900 Active 86 DOM
11. 2026-06-05
    days on market $105,900 Active 83 DOM
12. 2026-06-03
    days on market $105,900 Active 82 DOM
13. 2026-06-02
    days on market $105,900 Active 81 DOM
14. 2026-06-01
    days on market $105,900 Active 80 DOM
15. 2026-05-31
    days on market $105,900 Active 79 DOM
16. 2026-05-30
    days on market $105,900 Active 78 DOM
17. 2026-03-13
    listed $105,900 Active 1178-char remark

    Show marketing remark (1178 chars)

    Welcome to 6559 George Washington Dr in Jackson! This charming ranch-style single-family home features a classic combination of brick and siding, offering excellent curb appeal and a beautifully landscaped yard. Inside, the home is filled with natural light and features neutral colors throughout, creating a bright and inviting atmosphere. The spacious layout includes both a large living room and a separate family room, providing plenty of space for relaxing or entertaining. The bright kitchen is designed for both style and functionality, featuring granite countertops, a decorative tile backsplash, an electric stove, and a convenient breakfast bar overlooking the dining area--perfect for casual meals and gatherings. The home offers three bedrooms, including a large master suite complete with a full private bath and a walk-in closet. An interior laundry area with washer and dryer hookups adds everyday convenience. Step outside to enjoy the fenced backyard with a patio, ideal for outdoor dining, relaxing, or entertaining guests. With its spacious layout, attractive finishes, and move-in ready condition, this home is a wonderful opportunity in Jackson.

18. 2021-09-28
    soldstatus
19. 2017-12-08
    historical
20. 2017-06-02
    listed $70,000
21. 1985-12-12
    soldstatus
22. 1971-11-01
    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: $1,653 · $138/mo
• Projected year-2 tax: $1,653 · $138/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 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 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: $13,715
• − Mortgage interest: −$5,932
• − Property taxes: −$1,653
• − Insurance: −$1,327
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,081
• Taxable loss: −$472
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,304/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

+51.3% since first listed

6 events — show timeline

• 2026-03-13 Listed $105,900 MLSU
• 2021-09-28 Sold (Public Records) — Public Records
• 2017-12-08 Listing Removed — MLSU
• 2017-06-02 Listed $70,000 MLSU
• 1985-12-12 Sold (Public Records) — Public Records
• 1971-11-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,653 · +1.5% YoY. Source: county tax records.