26 Lakeview Dr · Bay Springs, MS 39422

$55,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 106 Days on market

Built 1982 0.50 ac lot ↓ 8% since listing

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you like to buy ugly houses then take a gander at this diamond in the rough. With a little polish this home can shine like a new penny. The bones of the structure are ideal, brick exterior with a slab foundation. The roof has no active leaks that are known, but its no spring chicken, it has seen better days. The square footage is around 1500, making it manageable for any updates or projects that need undertaking. 3 bedrooms, 2 full baths and an open living and dining space make this floor plan well suited for anyone. Outside, you will find a nice yard with plenty of room for pets and kids to play. A few other extras include a single car attached carport and a large laundry room with lots

Key facts

• Slab foundation
• Lots of storage
• Brick exterior

Tags

• BRICK EXTERIOR
• SLAB FOUNDATION
• SINGLE CAR ATTACHED CARPORT
• LARGE LAUNDRY ROOM
• LOTS OF STORAGE

Property features AI

Finance

• Other: Listing broker: Red Fox Realty; Listing agent: Courtney Edwards

Exterior

• Parking: Attached concrete parking
• Utilities: Electric water heater
• Home design: Single-story ranch-style residential home
• Construction: Brick construction; Slab foundation; Built as a ranch-style property
• Exterior features: Composition roof; Approximately 0.5 acre lot

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan cooling; Has cooling
• Interior features: Electric water heater; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#113 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• West Jasper Consolidated Schools (rural): math 38% / reading 34% proficiency, ranked #53 of 130 in MS (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bay Springs Elem Sch (math 47% / reading 37%, grade F, #108 of 375 statewide, top 30%, 405 students, 99% FRL); Bay Springs Middle Sch (math 27% / reading 22%, grade F, #100 of 179 statewide, top 57%, 197 students, 98% FRL); Bay Springs High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 225 students, 99% FRL) — zoned schools average 99% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 3 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $568 of equity ($380 loan paydown + $188 appreciation (0.3% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D-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: 1.97% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.67%
• DSCR: 2.45
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 2.69×
• Total profit: $26,033
• Equity at exit: $16,916

10-year hold

• IRR: 37.0%
• Equity multiple: 5.25×
• Total profit: $65,490
• Equity at exit: $21,105

Cash invested: $15,400 (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 39422

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$123 /mo · $1,481/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $419

Break-even live

Break-even rent $550

Max offer price $55,000

Occupancy floor 56%

Sensitivity live

Price	-10% $450	-5% $435	+0% $419	+5% $404	+10% $388
Rent	-10% $334	-5% $377	+0% $419	+5% $462	+10% $505
Rate	-1.0pp $447	-0.5pp $433	base $419	+0.5pp $405	+1.0pp $391

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $55,000 Active 106 DOM
2. 2026-06-18
   days on market $55,000 Active 104 DOM
3. 2026-06-17
   days on market $55,000 Active 103 DOM
4. 2026-06-16
   days on market $55,000 Active 102 DOM
5. 2026-06-15
   days on market $55,000 Active 101 DOM
6. 2026-06-13
   days on market $55,000 Active 99 DOM
7. 2026-06-12
   days on market $55,000 Active 98 DOM
8. 2026-06-09
   days on market $55,000 Active 95 DOM
9. 2026-06-08
   days on market $55,000 Active 94 DOM
10. 2026-06-07
    days on market $55,000 Active 93 DOM
11. 2026-06-07
    days on market $55,000 Active 92 DOM
12. 2026-06-04
    days on market $55,000 Active 89 DOM
13. 2026-06-02
    days on market $55,000 Active 88 DOM
14. 2026-06-01
    days on market $55,000 Active 87 DOM
15. 2026-05-31
    days on market $55,000 Active 86 DOM
16. 2026-04-21
    price $60,000
17. 2026-03-06
    listed $65,000 Active

ⓘ 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: $1,481 · $123/mo
• Projected year-2 tax: $1,481 · $123/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $12,972
• − Mortgage interest: −$3,081
• − Property taxes: −$1,481
• − Insurance: −$275
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,600
• Taxable income: $4,460
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $3,961/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: West Jasper Consolidated Schools
• NCES district ID: 2804590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $33,785
• Composite: 29.65/100
• National rank: #6467
• State rank: #53 of 130 in MS

Livability — Bay Springs

• Score: 65/100
• State rank: #113
• US rank: #12871

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay Springs, MS
• City population: 4,534
• Population (ZIP): 4,534

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 15,383 people
• By 2030: 14,629 · -4.9%
• By 2040: 13,119 · -14.7%
• By 2050: 11,742 · -23.7%
• By 2075: 9,102 · -40.8%
• By 2100: 7,062 · -54.1%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 50% White 48% Two or more races 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+5.0) · D 47.2% · R 52.2%
• 2008→2024 swing: -14.7pp toward R · 2008: 9.7pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: D+0.5 2016: D+4.0 2012: D+9.7 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.34%
• Current HPI: 96.8601
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.7% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $60,000 LBOR
• 2026-03-06 Listed $65,000 LBOR

Property tax history

+1.7%/yr

Latest (2025): $1,481 · +0.6% YoY. Source: county tax records.