627 Mohawk Ave · Jackson, MS 39216

$175,000

3 bd · 2.0 ba · 1,978 sqft · SingleFamily public records · 231 Days on market

Built 1945 0.44 ac lot $88/sqft · 26% below area Est $238k · 26% 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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers a great opportunity for homebuyers or investors seeking a well-located property in the heart of Jackson. This single-family home features a practical floor plan with comfortable living areas, multiple bedrooms, and a functional kitchen layout. The property is conveniently situated near schools, shopping, medical facilities, and major roadways, providing easy access to nearby amenities. Some repairs or cosmetic updates may be needed, but the home has strong potential for renovation or rental investment. With its central location and affordable price point, this property presents an excellent chance to add value and create long-term equity in a desirable neighborhood. The property is sold-as-is.

Key facts

• Central location
• 0.44 acre lot
• 2 parking spots

Tags

• WELL-LOCATED PROPERTY
• FUNCTIONAL KITCHEN LAYOUT
• CENTRAL LOCATION
• DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 9.9% in Jackson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 42 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• At $1,805/mo this rent would consume 50% of the median local household income ($44k/yr) (locally 356% 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 $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.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

• ARV (median comp): $237,607
• List price: $175,000
• Delta: -26.35%
• 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
4059 Council Cir	0.08mi	3/2.0	1,929 (-2%)	2mo	$235,000	$122	90
4081 Redwing Ave	0.19mi	3/2.0	2,085 (+5%)	5mo	$235,000	$113	78
4087 Redwing Ave	0.20mi	3/2.0	1,870 (-6%)	7mo	$225,000	$120	76
4132 Council Cir	0.10mi	4/2.0 (+1)	1,823 (-8%)	6mo	$237,000	$130	72
3935 Greaves St	0.32mi	3/1.5	1,884 (-5%)	6mo	$185,000	$98	70
438 Downing St	0.40mi	4/2.0 (+1)	1,906 (-4%)	3mo	$165,000	$87	68
414 Downing St	0.44mi	3/2.0	1,766 (-11%)	3mo	$199,000	$113	59
4081 Pine Hill Dr	0.33mi	3/2.0	1,713 (-13%)	6mo	$180,000	$105	57
4359 Brook Dr	0.62mi	3/2.0	1,817 (-8%)	3mo	$260,000	$143	55
132 Glenway Dr	0.60mi	3/2.0	1,811 (-8%)	9mo	$337,000	$186	50
4528 Meadowridge Dr	0.67mi	3/2.0	1,714 (-13%)	4mo	$199,900	$117	43
547 Broadway Ave	0.47mi	4/3.0 (+1)	1,723 (-13%)	8mo	$279,510	$162	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-22,524
• Equity at exit: $26,093

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-11,810
• Equity at exit: $15,131

Cash invested: $49,000 (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 39216

• Home prices YoY: -8.0%
• Active inventory: 42
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$918
• Tax from tax record: −$345 /mo · $4,142/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $90

Break-even live

Break-even rent $1,691

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $189	-5% $139	+0% $90	+5% $40	+10% $-9
Rent	-10% $-53	-5% $19	+0% $90	+5% $161	+10% $233
Rate	-1.0pp $178	-0.5pp $134	base $90	+0.5pp $45	+1.0pp $-2

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4056 Redwing Ave Jackson, MS	3.0	2.0	1678	$1,850	$1.10	44d	1	0.14mi
4220 Council Cir Jackson, MS	3.0	2.5	1780	$1,850	$1.04	24d	1	0.14mi
4091 Pine Hill Dr Jackson, MS	3.0	2.0	1551	$3,000	$1.93	24d	1	0.34mi
3611 N State St Jackson, MS	3.0	2.5	1540	$1,800	$1.17	44d	1	0.36mi
724 Meadowbrook Rd Jackson, MS	3.0	2.0	1593	$2,150	$1.35	44d	1	0.49mi
3309 N State St Jackson, MS	2.0	1.5	1300	$1,495	$1.15	14d	1	0.55mi
622 Naples Rd Jackson, MS	4.0	2.5	2210	$1,650	$0.75	24d	1	0.68mi
220 Melbourne Rd Jackson, MS	4.0	2.0	1744	$1,350	$0.77	44d	1	0.68mi
341 E Northside Dr Jackson, MS	4.0	2.0	1732	$1,775	$1.02	24d	1	0.72mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	24d	1	1.03mi
4858 Sheridan Dr Jackson, MS	3.0	2.0	1300	$1,550	$1.19	24d	1	1.17mi
521 Launcelot Rd Jackson, MS	3.0	2.0	1346	$1,423	$1.06	44d	1	1.19mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	14d	31	1.29mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	24d	1	1.33mi
320 Lawrence Rd Jackson, MS	4.0	2.0	1270	$1,400	$1.10	14d	1	1.36mi
320 Lawrence Rd Jackson, MS	4.0	1.5	1270	$1,400	$1.10	24d	1	1.36mi

Listing history 32 events

1. 2026-06-18
   days on market $175,000 Active 231 DOM
2. 2026-06-17
   days on market $175,000 Active 230 DOM
3. 2026-06-16
   days on market $175,000 Active 229 DOM
4. 2026-06-15
   days on market $175,000 Active 228 DOM
5. 2026-06-14
   days on market $175,000 Active 226 DOM
6. 2026-06-13
   days on market $175,000 Active 225 DOM
7. 2026-06-10
   days on market $175,000 Active 223 DOM
8. 2026-06-09
   days on market $175,000 Active 222 DOM
9. 2026-06-08
   days on market $175,000 Active 221 DOM
10. 2026-06-07
    days on market $175,000 Active 220 DOM
11. 2026-06-05
    pricedays on market $175,000 Active 217 DOM
12. 2026-06-03
    days on market $195,000 Active 216 DOM
13. 2026-06-02
    days on market $195,000 Active 215 DOM
14. 2026-06-01
    days on market $195,000 Active 214 DOM
15. 2026-05-31
    days on market $195,000 Active 213 DOM
16. 2026-05-30
    days on market $195,000 Active 212 DOM
17. 2026-04-24
    price $195,000 725-char remark

    Show marketing remark (725 chars)

    This property offers a great opportunity for homebuyers or investors seeking a well-located property in the heart of Jackson. This single-family home features a practical floor plan with comfortable living areas, multiple bedrooms, and a functional kitchen layout. The property is conveniently situated near schools, shopping, medical facilities, and major roadways, providing easy access to nearby amenities. Some repairs or cosmetic updates may be needed, but the home has strong potential for renovation or rental investment. With its central location and affordable price point, this property presents an excellent chance to add value and create long-term equity in a desirable neighborhood. The property is sold-as-is.

18. 2026-03-17
    price $210,000 725-char remark

    Show marketing remark (725 chars)

    This property offers a great opportunity for homebuyers or investors seeking a well-located property in the heart of Jackson. This single-family home features a practical floor plan with comfortable living areas, multiple bedrooms, and a functional kitchen layout. The property is conveniently situated near schools, shopping, medical facilities, and major roadways, providing easy access to nearby amenities. Some repairs or cosmetic updates may be needed, but the home has strong potential for renovation or rental investment. With its central location and affordable price point, this property presents an excellent chance to add value and create long-term equity in a desirable neighborhood. The property is sold-as-is.

19. 2026-02-11
    price $220,000 725-char remark

    Show marketing remark (725 chars)

    This property offers a great opportunity for homebuyers or investors seeking a well-located property in the heart of Jackson. This single-family home features a practical floor plan with comfortable living areas, multiple bedrooms, and a functional kitchen layout. The property is conveniently situated near schools, shopping, medical facilities, and major roadways, providing easy access to nearby amenities. Some repairs or cosmetic updates may be needed, but the home has strong potential for renovation or rental investment. With its central location and affordable price point, this property presents an excellent chance to add value and create long-term equity in a desirable neighborhood. The property is sold-as-is.

20. 2026-01-12
    price $230,000 725-char remark

    Show marketing remark (725 chars)

    This property offers a great opportunity for homebuyers or investors seeking a well-located property in the heart of Jackson. This single-family home features a practical floor plan with comfortable living areas, multiple bedrooms, and a functional kitchen layout. The property is conveniently situated near schools, shopping, medical facilities, and major roadways, providing easy access to nearby amenities. Some repairs or cosmetic updates may be needed, but the home has strong potential for renovation or rental investment. With its central location and affordable price point, this property presents an excellent chance to add value and create long-term equity in a desirable neighborhood. The property is sold-as-is.

21. 2025-10-30
    listed $210,000 Active 725-char remark

    Show marketing remark (725 chars)

    This property offers a great opportunity for homebuyers or investors seeking a well-located property in the heart of Jackson. This single-family home features a practical floor plan with comfortable living areas, multiple bedrooms, and a functional kitchen layout. The property is conveniently situated near schools, shopping, medical facilities, and major roadways, providing easy access to nearby amenities. Some repairs or cosmetic updates may be needed, but the home has strong potential for renovation or rental investment. With its central location and affordable price point, this property presents an excellent chance to add value and create long-term equity in a desirable neighborhood. The property is sold-as-is.

22. 2024-01-11
    soldstatus
23. 2021-10-02
    historical
24. 2019-04-05
    historical
25. 2019-02-27
    listed $199,500
26. 2009-05-23
    listed $229,900
27. 2003-03-24
    soldstatus
28. 2003-03-24
    soldstatus
29. 2003-01-21
    listed $173,000
30. 1998-12-18
    soldstatus
31. 1992-03-05
    soldstatus
32. 1992-03-05
    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: $4,142 · $345/mo
• Projected year-2 tax: $4,142 · $345/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 · 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: $21,657
• − Mortgage interest: −$9,803
• − Property taxes: −$4,142
• − Insurance: −$875
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$5,091
• Taxable loss: −$1,719
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $1,492/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): 2,902
• Household income: $43,750
• Rent vs Own: 59.8% rent · 40.2% own
• Severe rent burden: 356.0

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 White (68%)
• Race & ethnicity: White 68% Black 31%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% Arabic 1% Spanish 1%

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: ▼ -14.69%
• Current HPI: 168.5049
• Rent YoY: —
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+12.7% since first listed

16 events — show timeline

• 2026-04-24 Price Changed $195,000 MLSU
• 2026-03-17 Price Changed $210,000 MLSU
• 2026-02-11 Price Changed $220,000 MLSU
• 2026-01-12 Price Changed $230,000 MLSU
• 2025-10-30 Listed $210,000 MLSU
• 2024-01-11 Sold (Public Records) — Public Records
• 2021-10-02 Listing Removed — MLSU
• 2019-04-05 Listing Removed — MLSU
• 2019-02-27 Listed $199,500 MLSU
• 2009-05-23 Listed $229,900 MLSU
• 2003-03-24 Sold (Public Records) — Public Records
• 2003-03-24 Sold (MLS) — MLSU
• 2003-01-21 Listed $173,000 MLSU
• 1998-12-18 Sold (Public Records) — Public Records
• 1992-03-05 Sold (Public Records) — Public Records
• 1992-03-05 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,142 · +1.7% YoY. Source: county tax records.