113 Riverbend Dr · Byram, MS 39272

$199,000

3 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 17 Days on market

Built 1990 8,276 sqft lot Est $172k · 16% over

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Why this score? — see what drove the F 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 +9.1/30.0
• Livability +3.5/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.2/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

NO DOWN PAYMENT for qualifying buyers using the USDA Rural Housing loan. This 4 bed / 1 bath home is conveniently located off I-55 in Byram making for an easy commute throughout the metro. This home has new carpets and fresh paint. It's move-in ready. The 4th bedroom is very large and has 2 closets. The back yard is fenced and has a deck, fireplace, and shed. You can tour this home and see the floor plan online by accessing the 3D virtual tour. Call/text today to schedule your private in-person viewing.

Key facts

• Fresh paint
• Fenced back yard
• Shed

Tags

• NEW CARPETS
• FRESH PAINT
• FENCED BACK YARD
• DECK
• FIREPLACE
• SHED

Property features AI

Exterior

• Parking: Driveway; Exterior storage; Concrete surfaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One level (single story); Appraiser-listed living area
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built prior to or listed in public records (year built from public records)
• Exterior features: Deck; Shed(s); Fenced yard (wood fence, backyard fenced)

Interior

• Kitchen: Dishwasher; Electric range; Water heater
• Flooring: Carpet; Laminate; Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Fireplace heating (wood); Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Crown molding; His and hers closets; Tile countertops; Tray ceilings; Insulated windows; Deadbolt locks; Wood-burning fireplace with raised hearth
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (27.5% below list).
• Recommended offer: $144k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Byram — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#45 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gary Road Elementary (672 students, 100% FRL); Byram Middle School (math 29% / reading 29%, grade F, #90 of 179 statewide, top 52%, 772 students, 100% FRL); Terry High School (math 13% / reading 30%, grade F, #128 of 197 statewide, top 65%, 1,098 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 107 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,223 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.72% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $171,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 Fox Hill Ln	0.03mi	2/2.0 (-1)	1,107 (-3%)	10mo	$158,000	$143	76
2031 Fox Hill Ln	0.07mi	2/2.0 (-1)	1,109 (-3%)	12mo	$170,000	$153	73
130 Fairway Cir	0.08mi	3/2.0	1,232 (+8%)	8mo	$185,000	$150	73
5428 Terry Rd	0.41mi	3/1.0	1,200 (+5%)	2mo	$155,000	$129	71
420 Vining Ct	0.38mi	3/2.0	1,150 (+0%)	11mo	$179,000	$156	68
2016 Fox Hill Ln	0.03mi	2/2.0 (-1)	1,008 (-12%)	2mo	$157,400	$156	68
2066 Fox Hill Ln	0.20mi	3/2.0	1,218 (+6%)	10mo	$163,900	$135	68
2062 Fox Hill Ln	0.19mi	2/2.0 (-1)	1,212 (+6%)	7mo	$153,000	$126	67
5026 Womack Dr	0.41mi	2/2.0 (-1)	1,200 (+5%)	3mo	$169,500	$141	61
444 Riverbend Dr	0.28mi	3/2.0	1,300 (+14%)	11mo	$195,000	$150	51
5013 Womack Dr	0.38mi	3/2.0	1,309 (+14%)	6mo	$215,000	$164	49
201 Trahon Cv	0.39mi	3/2.0	1,290 (+13%)	12mo	$179,900	$139	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.25×
• Total profit: $-42,055
• Equity at exit: $29,672

10-year hold

• IRR: -15.7%
• Equity multiple: 0.11×
• Total profit: $-49,330
• Equity at exit: $17,206

Cash invested: $55,720 (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 39272

• Home prices YoY: -9.8%
• Active inventory: 107
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-154

Break-even live

Break-even rent $1,637

Max offer price $171,875

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-97	+0% $-154	+5% $-210	+10% $-266
Rent	-10% $-267	-5% $-211	+0% $-154	+5% $-97	+10% $-40
Rate	-1.0pp $-53	-0.5pp $-103	base $-154	+0.5pp $-205	+1.0pp $-258

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Byram Dr Byram, MS	2.0	2.0	987	$1,215	$1.23	23d	1	0.61mi
257 Gaddy Dr Byram, MS	3.0	2.0	1400	$1,900	$1.36	15d	1	0.73mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1156	$1,470	$1.27	15d	1	0.93mi
1000 Spring Lake Blvd Byram, MS	3.0	2.0	1356	$1,615	$1.19	23d	1	0.93mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1112	$1,485	$1.34	45d	1	0.93mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	15d	1	0.96mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,380	$1.31	23d	1	0.96mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	46d	1	0.96mi

Listing history 11 events

1. 2026-06-21
   days on market $199,000 Active 17 DOM
2. 2026-06-18
   days on market $199,000 Active 14 DOM
3. 2026-06-17
   days on market $199,000 Active 13 DOM
4. 2026-06-16
   days on market $199,000 Active 12 DOM
5. 2026-06-15
   days on market $199,000 Active 11 DOM
6. 2026-06-14
   days on market $199,000 Active 9 DOM
7. 2026-06-10
   days on market $199,000 Active 6 DOM
8. 2026-06-09
   days on market $199,000 Active 5 DOM
9. 2026-06-08
   days on market $199,000 Active 4 DOM
10. 2026-06-07
    remarks 508-char remark
11. 2026-06-07
    listed $199,000 Active 3 DOM

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $1,997 · $166/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 ≥108°F today · 21 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: $17,307
• − Mortgage interest: −$11,147
• − Property taxes: −$1,997
• − Insurance: −$995
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$5,789
• Taxable loss: −$5,390
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $-549/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Byram

• Score: 69/100
• State rank: #45
• US rank: #8178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byram, MS
• City population: 14,161
• Population (ZIP): 14,161

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: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 22% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 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: ▼ -20.11%
• Current HPI: 184.3215
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-04 Listed $199,000 MLSU
• 1990-05-07 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,997 · +3.6% YoY. Source: county tax records.