1639 Lockwood Ave · Jackson, MS 39211

$179,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 56 Days on market

Built 1954 0.31 ac lot $150/sqft · 9% below area Est $200k · 10% 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 +17.6/30.0
• ARV discount +12.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great space with wonderful updates in super location on quiet street! This there bedroom and two bath home has it all: fantastic hardwood floors, enclosed garage, master suite with private bath, storage and great kitchen with fenced backyard! Move-in ready-schedule private showing today!

Key facts

• Storage room
• Attached garage
• Spacious deck

Tags

• HARDWOOD FLOORS
• MATURE TREES
• SPACIOUS DECK
• ATTACHED GARAGE
• STORAGE ROOM
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Attached garage with storage (1 garage space, 1 total parking); Paved parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family house; One level; Move-in ready
• Construction: Vinyl exterior; Asphalt shingle roof; Conventional foundation; Built (year reported from public records)
• Exterior features: Deck; Private yard; Chain link fencing; Few trees; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Oven; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: Primary bedroom (14 x 13); Bedroom (12 x 15); Bedroom (12 x 11)
• Flooring: Wood flooring
• Bathrooms: Primary bathroom: full; Additional bathroom: full (total 2 full bathrooms)
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Total of 8 rooms; Blinds on windows
• Laundry & utility: Electric water heater (listed under appliances)

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 $141 ($2k/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 $178k (0.8% below list).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Casey Elementary School (math 17% / reading 42%, grade F, #188 of 375 statewide, top 51%, 279 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 0.99% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (median comp): $199,973
• List price: $179,900
• Delta: -10.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4352 Ridgewood Cir	0.15mi	3/2.0	1,300 (+8%)	15mo	$85,000	$65	66
1443 Sheffield Dr	0.64mi	3/2.0	1,203 (+0%)	5mo	$126,000	$105	66
1838 Parkridge Dr	0.25mi	3/2.0	1,331 (+11%)	9mo	$169,900	$128	63
4272 Forest Park Dr	0.23mi	3/2.0	1,341 (+12%)	13mo	$208,000	$155	59
1817 Meadowbrook Rd	0.39mi	2/1.5 (-1)	1,328 (+11%)	3mo	$155,000	$117	54
1615 Winchester St	0.42mi	3/2.0	1,364 (+14%)	16mo	$82,900	$61	44
1431 Sheffield Dr	0.65mi	2/2.0 (-1)	1,100 (-8%)	15mo	$149,000	$135	39

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: -5.5%
• Equity multiple: 0.78×
• Total profit: $-10,886
• Equity at exit: $26,824

10-year hold

• IRR: 9.3%
• Equity multiple: 1.88×
• Total profit: $44,213
• 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: 8.4×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$943
• Tax from tax record: −$251 /mo · $3,007/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $141

Break-even live

Break-even rent $1,606

Max offer price $179,900

Occupancy floor 87%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4263 Forest Park Dr Jackson, MS	3.0	2.0	1318	$1,949	$1.48	43d	1	0.25mi
5000 Ridgewood Rd Jackson, MS	2.0	2.0	1093	$1,279	$1.17	44d	1	0.77mi
20 N Hill Pkwy Jackson, MS	1.0–3.0	1.0–2.5	1046	$1,100	$1.05	14d	31	0.89mi
4901 McWillie Cir Jackson, MS	1.0–2.0	1.0–2.0	806	$1,150	$1.43	14d	1	1.07mi
5155 Wayneland Dr Jackson, MS	1.0–2.0	1.0–2.0	905	$1,500	$1.66	23d	1	1.16mi
5301 Ridgewood Rd Jackson, MS	3.0	2.0	1482	$1,850	$1.25	43d	1	1.19mi
4627 Estelle Dr Jackson, MS	3.0	2.0	1489	$1,475	$0.99	23d	1	1.23mi
1855 Lakeland Dr Jackson, MS	2.0	2.0	1173	$2,362	$2.01	23d	1	1.44mi
701 Cedarhurst Dr Jackson, MS	4.0	2.0	1419	$1,250	$0.88	23d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $179,900 Active 56 DOM
2. 2026-06-17
   days on market $179,900 Active 55 DOM
3. 2026-06-16
   days on market $179,900 Active 54 DOM
4. 2026-06-15
   days on market $179,900 Active 53 DOM
5. 2026-06-14
   days on market $179,900 Active 51 DOM
6. 2026-06-13
   days on market $179,900 Active 50 DOM
7. 2026-06-10
   days on market $179,900 Active 48 DOM
8. 2026-06-09
   days on market $179,900 Active 47 DOM
9. 2026-06-08
   days on market $179,900 Active 46 DOM
10. 2026-06-07
    days on market $179,900 Active 45 DOM
11. 2026-06-05
    days on market $179,900 Active 42 DOM
12. 2026-06-03
    days on market $179,900 Active 41 DOM
13. 2026-06-02
    days on market $179,900 Active 40 DOM
14. 2026-06-01
    days on market $179,900 Active 39 DOM
15. 2026-05-31
    days on market $179,900 Active 38 DOM
16. 2026-05-30
    days on market $179,900 Active 37 DOM
17. 2026-04-23
    listed $179,900 Active 742-char remark
18. 2020-09-11
    soldstatus 288-char remark

    Show marketing remark (288 chars)

    Great space with wonderful updates in super location on quiet street! This there bedroom and two bath home has it all: fantastic hardwood floors, enclosed garage, master suite with private bath, storage and great kitchen with fenced backyard! Move-in ready-schedule private showing today!

19. 2020-09-10
    soldstatus
20. 2020-04-30
    listed $147,500 288-char remark

    Show marketing remark (288 chars)

    Great space with wonderful updates in super location on quiet street! This there bedroom and two bath home has it all: fantastic hardwood floors, enclosed garage, master suite with private bath, storage and great kitchen with fenced backyard! Move-in ready-schedule private showing today!

21. 2019-10-17
    historical
22. 2019-05-25
    listed $150,000
23. 2015-07-23
    soldstatus
24. 2013-04-19
    soldstatus
25. 2007-07-31
    soldstatus
26. 1998-09-15
    soldstatus
27. 1997-04-25
    soldstatus
28. 1996-02-07
    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: $3,007 · $251/mo
• Projected year-2 tax: $3,007 · $251/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: $21,419
• − Mortgage interest: −$10,077
• − Property taxes: −$3,007
• − Insurance: −$900
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$5,233
• Taxable loss: −$1,225
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $1,987/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

+19.9% since first listed

12 events — show timeline

• 2026-04-23 Listed $179,900 MLSU
• 2020-09-11 Sold (MLS) — MLSU
• 2020-09-10 Sold (Public Records) — Public Records
• 2020-04-30 Listed $147,500 MLSU
• 2019-10-17 Listing Removed — MLSU
• 2019-05-25 Listed $150,000 MLSU
• 2015-07-23 Sold (Public Records) — Public Records
• 2013-04-19 Sold (Public Records) — Public Records
• 2007-07-31 Sold (Public Records) — Public Records
• 1998-09-15 Sold (Public Records) — Public Records
• 1997-04-25 Sold (Public Records) — Public Records
• 1996-02-07 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $3,007 · +1.3% YoY. Source: county tax records.