1726 Winchester St · Jackson, MS 39211

$179,900

3 bd · 2.0 ba · 1,455 sqft · SingleFamily public records · 23 Days on market

Built 1959 0.31 ac lot Est $212k · 15% 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 +15.2/30.0
• ARV discount +14.4/15.0
• DSCR +4.7/10.0
• Rent growth +4.5/5.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently Located Gem! 3 Bedroom 2 Bath Heart of 39211

Key facts

• 0.31 acre lot
• 2 parking spots
• Built 1959

Property features AI

Exterior

• Parking: Attached carport with direct access; 2 carport spaces; Paved parking
• Security: Dead bolt locks; French doors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Phone available; Fiber to the house; Sewer connected
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Brick and cedar construction; Aluminum roof; Conventional foundation; Built (year per public records)
• Exterior features: Fenced yard with chain link fencing; Few trees; Landscaped; Uncovered courtyard; Awning(s); Rain gutters

Interior

• Kitchen: Cooktop; Gas cooktop; Stainless steel appliances
• Flooring: Luxury vinyl; Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Natural gas heating; Wood heating; Central air conditioning (electric)
• Interior features: Natural woodwork; Pantry; Awning(s); Rain gutters; Uncovered courtyard
• Laundry & utility: Laundry room; Washer/Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $62 ($746/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (6.6% below list).
• Recommended offer: $168k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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); 221 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $168,036 (6.6% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $212,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1662 Winchester St	0.15mi	3/2.0	1,512 (+4%)	5mo	$174,500	$115	82
1634 Wilhurst St	0.25mi	3/2.0	1,548 (+6%)	8mo	$168,000	$109	71
1621 Lockwood Ave	0.53mi	3/2.0	1,474 (+1%)	2mo	$215,000	$146	71
5119 Mccoy Dr	0.56mi	3/2.0	1,386 (-5%)	4mo	$210,000	$152	62
159 Pimlico Pl	0.66mi	3/2.0	1,367 (-6%)	1mo	$199,000	$146	58
4624 Katherine Blvd	0.74mi	3/2.0	1,552 (+7%)	0mo	$245,000	$158	54
205 Pimlico Pl	0.69mi	3/2.0	1,640 (+13%)	1mo	$163,350	$100	45
4272 Forest Park Dr	0.68mi	3/2.0	1,341 (-8%)	13mo	$208,000	$155	45
1838 Parkridge Dr	0.73mi	3/2.0	1,331 (-8%)	9mo	$169,900	$128	44
4631 Old Canton Rd	0.72mi	3/2.0	1,614 (+11%)	7mo	$198,500	$123	42
4245 Berlin Dr	0.68mi	3/2.0	1,605 (+10%)	12mo	$239,000	$149	41
4327 Manhasset Dr	0.67mi	4/2.0 (+1)	1,599 (+10%)	10mo	$175,000	$109	40

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: -8.5%
• Equity multiple: 0.67×
• Total profit: $-16,457
• Equity at exit: $26,824

10-year hold

• IRR: 6.6%
• Equity multiple: 1.60×
• Total profit: $30,415
• Equity at exit: $15,554

Cash invested: $50,372 (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 39211

• Rents YoY: 7.9%
• Active inventory: 221
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$943
• Tax from tax record: −$247 /mo · $2,963/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $62

Break-even live

Break-even rent $1,602

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $164	-5% $113	+0% $62	+5% $11	+10% $-40
Rent	-10% $-71	-5% $-4	+0% $62	+5% $129	+10% $195
Rate	-1.0pp $153	-0.5pp $108	base $62	+0.5pp $16	+1.0pp $-32

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	46d	1	0.35mi
212 Pimlico Pl Jackson, MS	3.0	2.0	1600	$900	$0.56	15d	1	0.68mi
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	45d	1	0.69mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	45d	1	0.85mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	25d	1	0.92mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	15d	31	1.13mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	15d	1	1.16mi
120 Parkway Dr Jackson, MS	1.0–3.0	1.0–2.0	1076	$2,255	$2.10	15d	15	1.37mi
5538 Pine Lane Dr Jackson, MS	3.0	2.0	1627	$1,465	$0.90	45d	1	1.40mi
5544 Wayneland Dr Jackson, MS	3.0	2.0	1800	$1,831	$1.02	45d	1	1.45mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	25d	1	1.47mi

Listing history 18 events

1. 2026-06-22
   days on market $179,900 Active 23 DOM
2. 2026-06-18
   days on market $179,900 Active 20 DOM
3. 2026-06-17
   days on market $179,900 Active 19 DOM
4. 2026-06-16
   days on market $179,900 Active 18 DOM
5. 2026-06-15
   days on market $179,900 Active 17 DOM
6. 2026-06-14
   days on market $179,900 Active 15 DOM
7. 2026-06-13
   days on market $179,900 Active 14 DOM
8. 2026-06-10
   days on market $179,900 Active 12 DOM
9. 2026-06-09
   days on market $179,900 Active 11 DOM
10. 2026-06-08
    days on market $179,900 Active 10 DOM
11. 2026-06-07
    days on market $179,900 Active 9 DOM
12. 2026-06-05
    days on market $179,900 Active 6 DOM
13. 2026-06-03
    days on market $179,900 Active 5 DOM
14. 2026-06-02
    days on market $179,900 Active 4 DOM
15. 2026-06-01
    days on market $179,900 Active 3 DOM
16. 2026-05-31
    days on market $179,900 Active 2 DOM
17. 2026-05-30
    remarks 57-char remark
18. 2026-05-30
    listed $179,900 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: $2,963 · $247/mo
• Projected year-2 tax: $2,963 · $247/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 3/10 Moderate
• 🌡 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: $20,164
• − Mortgage interest: −$10,077
• − Property taxes: −$2,963
• − Insurance: −$900
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$5,233
• Taxable loss: −$2,235
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,283/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): 23,838
• Household income: $69,426
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 736.0

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: 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%

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

3 events — show timeline

• 2026-05-28 Listed $179,900 MLSU
• 1989-01-26 Sold (Public Records) — Public Records
• 1982-03-26 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,963 · +81.2% YoY. Source: county tax records.