2607 Brookwood Dr · Jackson, MS 39212

$34,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 60 Days on market

Built 1954 10,018 sqft lot $35/sqft · 10% above area Est $31k · 10% over

---

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
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at 2607 Brookwood Drive in Jackson. An ideal opportunity for investors or buyers looking for a property that's already well on its way. This three bedroom, one and a half bath home features several updates, including stylish vinyl plank flooring, granite countertops, and updated fixtures that give the space a modern feel. While the home will need an HVAC system, much of the heavy lifting has already been done, making this a great option for a light rehab project with strong upside. Whether you're looking to expand your rental portfolio or finish out a home to make it your own, this property offers potential. Call your favorite REALTOR and view this property. Convenient to schools, shopping and interstates.

Key facts

• Granite countertops
• Updated fixtures
• Vinyl plank flooring

Tags

• VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• UPDATED FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $33k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.9% 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: 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: Rents rising fast (+4.2%/yr); 302 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $235 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $11k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $32,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.15% ✓
• Cap rate: 26.93%
• Cash-on-cash: 73.69%
• DSCR: 4.28
• GRM: 2.6

CMA / ARV

• ARV (median comp): $31,029
• List price: $34,000
• Delta: 9.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2759 Brookwood Dr	0.24mi	3/1.0 (+1)	980 (+2%)	5mo	$74,000	$76	76
2677 Shannon St	0.13mi	3/1.0 (+1)	1,032 (+8%)	2mo	$60,000	$58	75
2632 Shannon St	0.08mi	3/1.0 (+1)	1,032 (+8%)	7mo	$17,000	$16	73
2842 Teresa Dr	0.46mi	3/1.0 (+1)	1,008 (+5%)	2mo	$35,000	$35	64
2877 Teresa Dr	0.52mi	3/1.5 (+1)	1,006 (+5%)	4mo	$105,000	$104	58
2836 Woodbine St	0.39mi	3/2.0 (+1)	1,012 (+5%)	11mo	$33,500	$33	54
2835 Glenderry St	0.37mi	3/2.0 (+1)	1,050 (+9%)	12mo	$99,700	$95	48
3136 Monticello Dr	0.57mi	2/1.0	880 (-8%)	14mo	$19,250	$22	48
3008 Woodbine St	0.52mi	3/1.0 (+1)	1,070 (+12%)	6mo	$3,500	$3	46
2740 Teresa Dr	0.41mi	3/1.0 (+1)	1,068 (+11%)	15mo	$33,500	$31	44
2647 Glenn St	0.75mi	3/1.0 (+1)	1,050 (+9%)	2mo	$14,500	$14	43
2821 Greenview Dr	0.65mi	3/1.0 (+1)	832 (-13%)	9mo	$30,000	$36	35

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: 74.9%
• Equity multiple: 4.48×
• Total profit: $33,098
• Equity at exit: $5,070

10-year hold

• IRR: 79.0%
• Equity multiple: 9.67×
• Total profit: $82,546
• Equity at exit: $2,940

Cash invested: $9,520 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$178
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $585

Break-even live

Break-even rent $332

Max offer price $34,000

Occupancy floor 40%

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2858 Fairhill Dr Jackson, MS	2.0	1.0	900	$825	$0.92	43d	1	0.23mi
2786 Brookwood Dr Jackson, MS	3.0	1.0	1003	$1,100	$1.10	43d	1	0.29mi
2873 Teresa Dr Jackson, MS	3.0	1.0	1100	$1,100	$1.00	43d	1	0.53mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	23d	1	0.73mi
1513 Maria Dr Jackson, MS	3.0	2.0	1120	$1,200	$1.07	14d	1	0.73mi
225 W McDowell Rd Apt L2 Jackson, MS	1.0	1.0	896	$750	$0.84	21d	1	0.81mi
225 W McDowell Rd Jackson, MS	1.0–3.0	1.0–2.0	900	$975	$1.08	43d	18	0.81mi
422 Cooper Rd Jackson, MS	3.0	1.0	1049	$1,426	$1.36	23d	1	0.98mi
1219 Woody Dr Jackson, MS	3.0	1.0	1058	$1,150	$1.09	23d	1	1.09mi
3308 Ramona St Jackson, MS	3.0	1.0	1104	$1,150	$1.04	21d	1	1.37mi

Listing history 18 events

1. 2026-05-18
   price $34,000 732-char remark

   Show marketing remark (732 chars)

   Take a look at 2607 Brookwood Drive in Jackson. An ideal opportunity for investors or buyers looking for a property that's already well on its way. This three bedroom, one and a half bath home features several updates, including stylish vinyl plank flooring, granite countertops, and updated fixtures that give the space a modern feel. While the home will need an HVAC system, much of the heavy lifting has already been done, making this a great option for a light rehab project with strong upside. Whether you're looking to expand your rental portfolio or finish out a home to make it your own, this property offers potential. Call your favorite REALTOR and view this property. Convenient to schools, shopping and interstates.

2. 2026-05-04
   price $37,000 732-char remark

   Show marketing remark (732 chars)

   Take a look at 2607 Brookwood Drive in Jackson. An ideal opportunity for investors or buyers looking for a property that's already well on its way. This three bedroom, one and a half bath home features several updates, including stylish vinyl plank flooring, granite countertops, and updated fixtures that give the space a modern feel. While the home will need an HVAC system, much of the heavy lifting has already been done, making this a great option for a light rehab project with strong upside. Whether you're looking to expand your rental portfolio or finish out a home to make it your own, this property offers potential. Call your favorite REALTOR and view this property. Convenient to schools, shopping and interstates.

3. 2026-04-14
   price $39,900 732-char remark

   Show marketing remark (732 chars)

   Take a look at 2607 Brookwood Drive in Jackson. An ideal opportunity for investors or buyers looking for a property that's already well on its way. This three bedroom, one and a half bath home features several updates, including stylish vinyl plank flooring, granite countertops, and updated fixtures that give the space a modern feel. While the home will need an HVAC system, much of the heavy lifting has already been done, making this a great option for a light rehab project with strong upside. Whether you're looking to expand your rental portfolio or finish out a home to make it your own, this property offers potential. Call your favorite REALTOR and view this property. Convenient to schools, shopping and interstates.

4. 2026-03-27
   listed $44,999 Active 732-char remark

   Show marketing remark (732 chars)

   Take a look at 2607 Brookwood Drive in Jackson. An ideal opportunity for investors or buyers looking for a property that's already well on its way. This three bedroom, one and a half bath home features several updates, including stylish vinyl plank flooring, granite countertops, and updated fixtures that give the space a modern feel. While the home will need an HVAC system, much of the heavy lifting has already been done, making this a great option for a light rehab project with strong upside. Whether you're looking to expand your rental portfolio or finish out a home to make it your own, this property offers potential. Call your favorite REALTOR and view this property. Convenient to schools, shopping and interstates.

5. 2022-07-20
   soldstatus Closed 332-char remark

   Show marketing remark (332 chars)

   Affordable home is looking for new owners. Investors if you're looking for your first ''DOOR''!? here is the perfect starter. Ready move in 3bedrooms, 1.5 bath, HVAC, fully fenced backyard. Cute deck of the kitchen. Call me or your real estate agent when you are ready for a showing. All highest & Best offer by 2pm 06/30/2022.

6. 2022-06-30
   status Pending 332-char remark

   Show marketing remark (332 chars)

   Affordable home is looking for new owners. Investors if you're looking for your first ''DOOR''!? here is the perfect starter. Ready move in 3bedrooms, 1.5 bath, HVAC, fully fenced backyard. Cute deck of the kitchen. Call me or your real estate agent when you are ready for a showing. All highest & Best offer by 2pm 06/30/2022.

7. 2022-06-27
   listed $45,000 Active 332-char remark

   Show marketing remark (332 chars)

   Affordable home is looking for new owners. Investors if you're looking for your first ''DOOR''!? here is the perfect starter. Ready move in 3bedrooms, 1.5 bath, HVAC, fully fenced backyard. Cute deck of the kitchen. Call me or your real estate agent when you are ready for a showing. All highest & Best offer by 2pm 06/30/2022.

8. 2018-12-21
   soldstatus
9. 2018-12-19
   soldstatus
10. 2018-11-13
    listed $23,000
11. 2012-10-06
    soldstatus
12. 2008-11-26
    soldstatus
13. 2008-06-05
    soldstatus
14. 2008-05-19
    listed $13,900
15. 2008-02-12
    historical
16. 2007-07-11
    listed $19,900
17. 2004-10-07
    soldstatus
18. 1972-02-28
    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: $835 · $70/mo
• Projected year-2 tax: $835 · $70/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,860
• − Mortgage interest: −$1,905
• − Property taxes: −$835
• − Insurance: −$170
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$989
• Taxable income: $6,904
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $5,358/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

+70.9% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $34,000 MLSU
• 2026-05-04 Price Changed $37,000 MLSU
• 2026-04-14 Price Changed $39,900 MLSU
• 2026-03-27 Listed $44,999 MLSU
• 2022-07-20 Sold (MLS) — MLSU
• 2022-06-30 Pending — MLSU
• 2022-06-27 Listed $45,000 MLSU
• 2018-12-21 Sold (MLS) — MLSU
• 2018-12-19 Sold (Public Records) — Public Records
• 2018-11-13 Listed $23,000 MLSU
• 2012-10-06 Sold (Public Records) — Public Records
• 2008-11-26 Sold (Public Records) — Public Records
• 2008-06-05 Sold (MLS) — MLSU
• 2008-05-19 Listed $13,900 MLSU
• 2008-02-12 Listing Removed — MLSU
• 2007-07-11 Listed $19,900 MLSU
• 2004-10-07 Sold (Public Records) — Public Records
• 1972-02-28 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $835 · +0.4% YoY. Source: county tax records.