211 Jacinto Rd · Booneville, MS 38829

$69,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 282 Days on market

Built 1932 0.50 ac lot $72/sqft · 120% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2BR/1BA home located within the Booneville city limits! Situated on +/-0.5 acre, this property is ideal as a rental or starter home. Currently tenant-occupied, it offers immediate income for investors. The spacious lot provides room to enjoy outdoor living while staying close to schools, shopping, and in-town conveniences. Don't miss this opportunity! All info deemed reliable but not guaranteed.

Key facts

• Spacious lot
• In-town conveniences
• Outdoor living

Tags

• SPACIOUS LOT
• OUTDOOR LIVING
• IN-TOWN CONVENIENCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#117 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Booneville School District (town): math 49% / reading 46% proficiency, ranked #24 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11 units permitted in Prentiss County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Prentiss 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 + 3.0% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $21k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.45% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (median comp): $31,383
• List price: $69,000
• Delta: 119.86%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $9,080
• Equity at exit: $10,288

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $34,031
• Equity at exit: $5,966

Cash invested: $19,320 (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 38829

• Active inventory: 142
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$81 /mo · $978/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $318

Break-even live

Break-even rent $598

Max offer price $69,000

Occupancy floor 63%

Sensitivity live

Price	-10% $357	-5% $337	+0% $318	+5% $298	+10% $279
Rent	-10% $239	-5% $278	+0% $318	+5% $357	+10% $397
Rate	-1.0pp $353	-0.5pp $335	base $318	+0.5pp $300	+1.0pp $282

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Elm St Unit 1 Booneville, MS	2.0	1.0	1095	$1,000	$0.91	44d	1	0.93mi

Listing history 22 events

1. 2026-06-21
   days on market $69,000 Active 282 DOM
2. 2026-06-18
   days on market $69,000 Active 280 DOM
3. 2026-06-17
   days on market $69,000 Active 279 DOM
4. 2026-06-16
   days on market $69,000 Active 278 DOM
5. 2026-06-15
   days on market $69,000 Active 277 DOM
6. 2026-06-13
   days on market $69,000 Active 275 DOM
7. 2026-06-12
   days on market $69,000 Active 274 DOM
8. 2026-06-09
   days on market $69,000 Active 271 DOM
9. 2026-06-08
   days on market $69,000 Active 270 DOM
10. 2026-06-07
    days on market $69,000 Active 269 DOM
11. 2026-06-05
    days on market $69,000 Active 267 DOM
12. 2026-06-04
    days on market $69,000 Active 265 DOM
13. 2026-06-02
    days on market $69,000 Active 264 DOM
14. 2026-06-01
    days on market $69,000 Active 263 DOM
15. 2026-05-31
    days on market $69,000 Active 262 DOM
16. 2025-11-05
    price $69,000 398-char remark

    Show marketing remark (398 chars)

    2BR/1BA home located within the Booneville city limits! Situated on +/-0.5 acre, this property is ideal as a rental or starter home. Currently tenant-occupied, it offers immediate income for investors. The spacious lot provides room to enjoy outdoor living while staying close to schools, shopping, and in-town conveniences. Don't miss this opportunity! All info deemed reliable but not guaranteed.

17. 2025-10-09
    price $79,750 398-char remark

    Show marketing remark (398 chars)

    2BR/1BA home located within the Booneville city limits! Situated on +/-0.5 acre, this property is ideal as a rental or starter home. Currently tenant-occupied, it offers immediate income for investors. The spacious lot provides room to enjoy outdoor living while staying close to schools, shopping, and in-town conveniences. Don't miss this opportunity! All info deemed reliable but not guaranteed.

18. 2025-09-11
    listed $89,750 Active 398-char remark

    Show marketing remark (398 chars)

    2BR/1BA home located within the Booneville city limits! Situated on +/-0.5 acre, this property is ideal as a rental or starter home. Currently tenant-occupied, it offers immediate income for investors. The spacious lot provides room to enjoy outdoor living while staying close to schools, shopping, and in-town conveniences. Don't miss this opportunity! All info deemed reliable but not guaranteed.

19. 2016-12-21
    soldstatus 156-char remark

    Show marketing remark (156 chars)

    Great location. 2 bedrooms, 1 bath, in Booneville School District, older home with 1/2 acre lot. All information is deemed correct but cannot be guaranteed.

20. 2016-10-12
    listed $25,000 156-char remark

    Show marketing remark (156 chars)

    Great location. 2 bedrooms, 1 bath, in Booneville School District, older home with 1/2 acre lot. All information is deemed correct but cannot be guaranteed.

21. 2012-07-03
    soldstatus
22. 2012-06-25
    listed $22,500

ⓘ 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: $978 · $81/mo
• Projected year-2 tax: $978 · $81/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 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $12,000
• − Mortgage interest: −$3,865
• − Property taxes: −$978
• − Insurance: −$345
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,007
• Taxable income: $2,885
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $3,123/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: Booneville School District
• NCES district ID: 2800820
• Math proficiency: 49% ▼ -19.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $29,722
• Composite: 38.79/100
• National rank: #4120
• State rank: #24 of 130 in MS

Livability — Booneville

• Score: 65/100
• State rank: #117
• US rank: #13203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Booneville, MS
• City population: 18,036
• Population (ZIP): 18,036

Population outlook (Prentiss County) Hauer SSP2

• Today (2025): 25,348 people
• By 2030: 25,247 · -0.4%
• By 2040: 24,786 · -2.2%
• By 2050: 23,851 · -5.9%
• By 2075: 20,434 · -19.4%
• By 2100: 15,359 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 10% Two or more races 3% Asian 3% Hispanic / Latino 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · China, South Korea
• Languages at home: 97% English-only · Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Prentiss

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.7%
• 2008→2024 swing: -23.2pp toward R · 2008: -42.8pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+58.3 2016: R+56.5 2012: R+42.4 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.50%
• Current HPI: 108.2429
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+206.7% since first listed

7 events — show timeline

• 2025-11-05 Price Changed $69,000 NEMSBD
• 2025-10-09 Price Changed $79,750 NEMSBD
• 2025-09-11 Listed $89,750 NEMSBD
• 2016-12-21 Sold (MLS) — NEMSBD
• 2016-10-12 Listed $25,000 NEMSBD
• 2012-07-03 Sold (MLS) — NEMSBD
• 2012-06-25 Listed $22,500 NEMSBD

Property tax history

+14.6%/yr

Latest (2025): $978 · +0.0% YoY. Source: county tax records.