328 W Progress Rd · Prentiss, MS 39474

$49,000

4 bd · 1.0 ba · 2,065 sqft · SingleFamily public records · 48 Days on market

Built 2009 1.00 ac lot ↓ 35% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

4 bedroom, 2 bath home situated on approximately 1 acre in the country. Enjoy quiet surroundings, open space, and plenty of room for outdoor living. This property offers privacy while still being within a reasonable drive to town. Ideal for those looking for peaceful country living with space to grow.

Key facts

• Outdoor living
• 1 acre lot
• Listed 48 days

Tags

• OUTDOOR LIVING
• PEACEFUL COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#204 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety D, schools F.
• Jefferson Davis County School District (rural): math 14% / reading 20% proficiency, ranked #104 of 130 in MS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• In year one you build about $470 of equity ($339 loan paydown + $131 appreciation (0.3% local appreciation)).
• Jefferson Davis County population projected at -35% 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 5.73% ✓
• Cap rate: 50.56%
• Cash-on-cash: 158.09%
• DSCR: 8.03
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.34×
• Total profit: $114,394
• Equity at exit: $14,887

10-year hold

• IRR: —
• Equity multiple: 19.61×
• Total profit: $255,341
• Equity at exit: $18,430

Cash invested: $13,720 (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 39474

• Home prices YoY: 0.2%
• Active inventory: 46
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $2,810 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,807

Break-even live

Break-even rent $522

Max offer price $49,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,835	-5% $1,821	+0% $1,807	+5% $1,794	+10% $1,780
Rent	-10% $1,586	-5% $1,697	+0% $1,807	+5% $1,918	+10% $2,029
Rate	-1.0pp $1,832	-0.5pp $1,820	base $1,807	+0.5pp $1,795	+1.0pp $1,782

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   statusdays on market $49,000 Pending 48 DOM
2. 2026-06-08
   days on market $49,000 Active 47 DOM
3. 2026-06-07
   days on market $49,000 Active 46 DOM
4. 2026-06-07
   pricedays on market $49,000 Active 45 DOM
5. 2026-06-04
   days on market $55,000 Active 42 DOM
6. 2026-06-02
   days on market $55,000 Active 41 DOM
7. 2026-06-01
   days on market $55,000 Active 40 DOM
8. 2026-05-31
   days on market $55,000 Active 39 DOM
9. 2026-05-08
   price $65,000 302-char remark

   Show marketing remark (302 chars)

   4 bedroom, 2 bath home situated on approximately 1 acre in the country. Enjoy quiet surroundings, open space, and plenty of room for outdoor living. This property offers privacy while still being within a reasonable drive to town. Ideal for those looking for peaceful country living with space to grow.

10. 2026-04-30
    price $89,900 302-char remark

    Show marketing remark (302 chars)

    4 bedroom, 2 bath home situated on approximately 1 acre in the country. Enjoy quiet surroundings, open space, and plenty of room for outdoor living. This property offers privacy while still being within a reasonable drive to town. Ideal for those looking for peaceful country living with space to grow.

11. 2026-04-22
    listed $99,900 Active 302-char remark

    Show marketing remark (302 chars)

    4 bedroom, 2 bath home situated on approximately 1 acre in the country. Enjoy quiet surroundings, open space, and plenty of room for outdoor living. This property offers privacy while still being within a reasonable drive to town. Ideal for those looking for peaceful country living with space to grow.

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $33,719
• − Mortgage interest: −$2,745
• − Property taxes: −$1,619
• − Insurance: −$245
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − Depreciation: −$1,425
• Taxable income: $22,289
• Est. tax owed @ 24.0%: −$5,349
• After-tax cash flow: $16,341/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: Jefferson Davis County School District
• NCES district ID: 2802250
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $27,474
• Composite: 13.25/100
• National rank: #9549
• State rank: #104 of 130 in MS

Livability — Prentiss

• Score: 61/100
• State rank: #204
• US rank: #18336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,128

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 10,128 people
• By 2030: 9,342 · -7.8%
• By 2040: 7,842 · -22.6%
• By 2050: 6,583 · -35.0%
• By 2075: 4,540 · -55.2%
• By 2100: 3,563 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 36% Two or more races 2%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Jefferson Davis

• 2024 margin: D (+13.8) · D 56.5% · R 42.8%
• 2008→2024 swing: -7.7pp toward R · 2008: 21.5pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+17.1 2016: D+20.1 2012: D+25.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 120.5458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-34.9% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $65,000 MLSU
• 2026-04-30 Price Changed $89,900 MLSU
• 2026-04-22 Listed $99,900 MLSU

Property tax history

+10.5%/yr

Latest (2025): $1,619 · +2.1% YoY. Source: county tax records.