11 E Wilderness Rd · Morgantown, MS 39120

$144,000

4 bd · 3.0 ba · 1,476 sqft · SingleFamily public records · 108 Days on market

Built 1997 1.13 ac lot ↓ 3% since listing

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Why this score? — see what drove the D+ 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPLETELY RENOVATED 4 BEDROOM 3 FULL BATH HOME LOCATED ON 1.13 ACRES AND NESTLED IN PRIVACY. ALL NEW STAINLESS STEEL APPLIANCES, SURROUND SOUND FOR ENTERTAINING, AND BEAUTIFUL CERAMIC FLOORING. THE KITCHEN BOASTS PLENTY OF CABINET SPACE FOR STORAGE AND RECESSED LIGHTS THROUGHOUT! RELAX IN THE COMFORT OF YOUR EXTENDED LIVING SPACE WITH A LARGE FIREPLACE TO CREATE THE BEST SETTING. THE MASTER SUITE, KITCHEN, AND LIVING AREAS ARE EQUIPPED WITH SURROUND SOUND SPEAKERS! THE MASTER BATHROOM HAS A LARGE JETTED TUB AND NEW TOILETS IN ALL BATHROOMS. SEPARATE LAUNDRY SPACE WITH GE WASHER AND DRYER. ENJOY AN EVENING OR MORNING ON THE BACK DECK FEATURING FRENCH DOORS LEADING INTO THE INSIDE LIVING SPACE. CALL TODAY FOR YOUR PRIVATE SHOWING! ALL MEASUREMENTS ARE APPROXIMATE AND/OR DEEMED RELIABLE. BUYERS ARE WELCOME TO VERIFY BY APPROPRIATE PROFESSIONAL.

Key facts

• Ceramic flooring
• Master suite
• Cabinet space

Tags

• STAINLESS STEEL APPLIANCES
• CERAMIC FLOORING
• CABINET SPACE
• RECESSED LIGHTS
• LARGE FIREPLACE
• MASTER SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $144k).
• Recommended offer: $131k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#106 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Morgantown Middle (math 7% / reading 12%); Natchez High School (math 5% / reading 12%, grade F, #183 of 197 statewide, top 93%, 665 students, 100% FRL).
• Market conditions: 283 active listings in the ZIP; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Adams County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 91% 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 $131,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-11,987
• Equity at exit: $21,471

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,235
• Equity at exit: $12,450

Cash invested: $40,320 (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 39120

• Active inventory: 283
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $178

Break-even live

Break-even rent $1,260

Max offer price $144,000

Occupancy floor 83%

Sensitivity live

Price	-10% $277	-5% $228	+0% $178	+5% $128	+10% $78
Rent	-10% $61	-5% $119	+0% $178	+5% $236	+10% $295
Rate	-1.0pp $250	-0.5pp $214	base $178	+0.5pp $140	+1.0pp $103

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $144,000 Pending 108 DOM
2. 2026-06-04
   days on market $144,000 Active 107 DOM
3. 2026-06-02
   days on market $144,000 Active 106 DOM
4. 2026-06-01
   days on market $144,000 Active 105 DOM
5. 2026-05-31
   days on market $144,000 Active 104 DOM
6. 2026-05-14
   price $144,000 855-char remark

   Show marketing remark (855 chars)

   COMPLETELY RENOVATED 4 BEDROOM 3 FULL BATH HOME LOCATED ON 1.13 ACRES AND NESTLED IN PRIVACY. ALL NEW STAINLESS STEEL APPLIANCES, SURROUND SOUND FOR ENTERTAINING, AND BEAUTIFUL CERAMIC FLOORING. THE KITCHEN BOASTS PLENTY OF CABINET SPACE FOR STORAGE AND RECESSED LIGHTS THROUGHOUT! RELAX IN THE COMFORT OF YOUR EXTENDED LIVING SPACE WITH A LARGE FIREPLACE TO CREATE THE BEST SETTING. THE MASTER SUITE, KITCHEN, AND LIVING AREAS ARE EQUIPPED WITH SURROUND SOUND SPEAKERS! THE MASTER BATHROOM HAS A LARGE JETTED TUB AND NEW TOILETS IN ALL BATHROOMS. SEPARATE LAUNDRY SPACE WITH GE WASHER AND DRYER. ENJOY AN EVENING OR MORNING ON THE BACK DECK FEATURING FRENCH DOORS LEADING INTO THE INSIDE LIVING SPACE. CALL TODAY FOR YOUR PRIVATE SHOWING! ALL MEASUREMENTS ARE APPROXIMATE AND/OR DEEMED RELIABLE. BUYERS ARE WELCOME TO VERIFY BY APPROPRIATE PROFESSIONAL.

7. 2026-04-14
   status Active 855-char remark

   Show marketing remark (855 chars)

   COMPLETELY RENOVATED 4 BEDROOM 3 FULL BATH HOME LOCATED ON 1.13 ACRES AND NESTLED IN PRIVACY. ALL NEW STAINLESS STEEL APPLIANCES, SURROUND SOUND FOR ENTERTAINING, AND BEAUTIFUL CERAMIC FLOORING. THE KITCHEN BOASTS PLENTY OF CABINET SPACE FOR STORAGE AND RECESSED LIGHTS THROUGHOUT! RELAX IN THE COMFORT OF YOUR EXTENDED LIVING SPACE WITH A LARGE FIREPLACE TO CREATE THE BEST SETTING. THE MASTER SUITE, KITCHEN, AND LIVING AREAS ARE EQUIPPED WITH SURROUND SOUND SPEAKERS! THE MASTER BATHROOM HAS A LARGE JETTED TUB AND NEW TOILETS IN ALL BATHROOMS. SEPARATE LAUNDRY SPACE WITH GE WASHER AND DRYER. ENJOY AN EVENING OR MORNING ON THE BACK DECK FEATURING FRENCH DOORS LEADING INTO THE INSIDE LIVING SPACE. CALL TODAY FOR YOUR PRIVATE SHOWING! ALL MEASUREMENTS ARE APPROXIMATE AND/OR DEEMED RELIABLE. BUYERS ARE WELCOME TO VERIFY BY APPROPRIATE PROFESSIONAL.

8. 2026-03-25
   status Pending 855-char remark

   Show marketing remark (855 chars)

   COMPLETELY RENOVATED 4 BEDROOM 3 FULL BATH HOME LOCATED ON 1.13 ACRES AND NESTLED IN PRIVACY. ALL NEW STAINLESS STEEL APPLIANCES, SURROUND SOUND FOR ENTERTAINING, AND BEAUTIFUL CERAMIC FLOORING. THE KITCHEN BOASTS PLENTY OF CABINET SPACE FOR STORAGE AND RECESSED LIGHTS THROUGHOUT! RELAX IN THE COMFORT OF YOUR EXTENDED LIVING SPACE WITH A LARGE FIREPLACE TO CREATE THE BEST SETTING. THE MASTER SUITE, KITCHEN, AND LIVING AREAS ARE EQUIPPED WITH SURROUND SOUND SPEAKERS! THE MASTER BATHROOM HAS A LARGE JETTED TUB AND NEW TOILETS IN ALL BATHROOMS. SEPARATE LAUNDRY SPACE WITH GE WASHER AND DRYER. ENJOY AN EVENING OR MORNING ON THE BACK DECK FEATURING FRENCH DOORS LEADING INTO THE INSIDE LIVING SPACE. CALL TODAY FOR YOUR PRIVATE SHOWING! ALL MEASUREMENTS ARE APPROXIMATE AND/OR DEEMED RELIABLE. BUYERS ARE WELCOME TO VERIFY BY APPROPRIATE PROFESSIONAL.

9. 2026-01-28
   listed $149,000 Active 855-char remark

   Show marketing remark (855 chars)

   COMPLETELY RENOVATED 4 BEDROOM 3 FULL BATH HOME LOCATED ON 1.13 ACRES AND NESTLED IN PRIVACY. ALL NEW STAINLESS STEEL APPLIANCES, SURROUND SOUND FOR ENTERTAINING, AND BEAUTIFUL CERAMIC FLOORING. THE KITCHEN BOASTS PLENTY OF CABINET SPACE FOR STORAGE AND RECESSED LIGHTS THROUGHOUT! RELAX IN THE COMFORT OF YOUR EXTENDED LIVING SPACE WITH A LARGE FIREPLACE TO CREATE THE BEST SETTING. THE MASTER SUITE, KITCHEN, AND LIVING AREAS ARE EQUIPPED WITH SURROUND SOUND SPEAKERS! THE MASTER BATHROOM HAS A LARGE JETTED TUB AND NEW TOILETS IN ALL BATHROOMS. SEPARATE LAUNDRY SPACE WITH GE WASHER AND DRYER. ENJOY AN EVENING OR MORNING ON THE BACK DECK FEATURING FRENCH DOORS LEADING INTO THE INSIDE LIVING SPACE. CALL TODAY FOR YOUR PRIVATE SHOWING! ALL MEASUREMENTS ARE APPROXIMATE AND/OR DEEMED RELIABLE. BUYERS ARE WELCOME TO VERIFY BY APPROPRIATE PROFESSIONAL.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $17,817
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$4,189
• Taxable loss: −$169
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,174/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Morgantown

• Score: 65/100
• State rank: #106
• US rank: #12538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.4% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $144,000 MLSU
• 2026-04-14 Relisted — MLSU
• 2026-03-25 Pending — MLSU
• 2026-01-28 Listed $149,000 MLSU

Property tax history

+0.1%/yr

Latest (2020): $276 · +5.4% YoY. Source: county tax records.