613 Georgetown St · Hazlehurst, MS 39083

$98,000

3 bd · 1.0 ba · 2,320 sqft · SingleFamily public records · 322 Days on market

Built 1977 2.00 ac lot Est $97k · at est. ↓ 35% since listing

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Why this score? — see what drove the C+ 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 +23.2/30.0
• Appreciation +7.6/10.0
• DSCR +7.5/10.0
• ARV discount +7.2/15.0
• 1% rule +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

Sale fell through and Seller is reducing the home to $98,000! Wonderful 3BR/2BA home which was built in 1977. Open and spacious with plenty of room! Upon entrance you will notice the large foyer with pretty wood floors. There is a sitting area along with a nice size living room. Large kitchen which flows into the spacious formal dining area. All bedrooms are a nice size with a bonus of a media room and a sunroom! Situated on two acre+- with detached carport, with a 10 x 12 storage building, old barn and a small storage/utility shed. . Tongue and groove in the back entrance, bonus room and also in the back bedroom Five a/c window units. Home is being sold ''as is'' and has so much p

Key facts

• Wood floors
• Large foyer
• Large kitchen

Tags

• LARGE FOYER
• WOOD FLOORS
• SITTING AREA
• LARGE KITCHEN
• SPACIOUS DINING AREA
• MEDIA ROOM

Property features AI

Finance

• HOA & community: Community amenities: fishing, hiking/walking trails, lake

Exterior

• Parking: Detached carport with storage and direct access (gravel); 2 carport spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One level
• Construction: Masonite exterior; Architectural shingle roof; Conventional foundation; Built (year per public records)
• Exterior features: Front porch; Awning(s); Outbuilding; Partial wood fencing in front yard; Corner, mostly level lot with few trees

Interior

• Kitchen: Double oven; Electric cooktop; Free-standing refrigerator; Pantry; Eat-in kitchen
• Flooring: Carpet; Ceramic tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Floor furnace (natural gas); Window unit(s) for cooling
• Interior features: Beamed ceilings; Bookcases; Ceiling fans; Eat-in kitchen; Entrance foyer; High ceilings; His and hers closets; Natural woodwork; Pantry; Walk-in closet(s); See remarks; French doors; Wood-framed windows; Gas-log fireplace in living room and dining room
• Laundry & utility: Washer and dryer hookups inside (in kitchen/laundry room); Electric dryer hookup; Washer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

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 $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#221 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Hazlehurst City School District (town): math 7% / reading 13% proficiency, ranked #115 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hazlehurst Middle School (math 8% / reading 12%, grade F, #152 of 179 statewide, top 88%, 332 students, 100% FRL); Hazlehurst High School (math 2% / reading 12%, grade F, #186 of 197 statewide, top 96%, 401 students, 100% FRL).
• Market conditions: 32 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($678 loan paydown + $5k appreciation (5.1% local appreciation)).
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $52k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 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 1977 — 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. 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?
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: 1.19% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $97,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Georgetown St	0.00mi	3/2.0	2,355 (+2%)	1mo	$98,000	$42	93

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.26×
• Total profit: $34,646
• Equity at exit: $56,227

10-year hold

• IRR: 19.6%
• Equity multiple: 4.45×
• Total profit: $94,746
• Equity at exit: $97,616

Cash invested: $27,440 (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 39083

• Home prices YoY: 3.4%
• Active inventory: 32
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $178

Break-even live

Break-even rent $936

Max offer price $98,000

Occupancy floor 80%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-01
   status Pending
2. 2026-03-10
   status Active
3. 2026-03-01
   status Pending
4. 2026-02-19
   status Active
5. 2026-02-19
   price $98,000
6. 2025-11-29
   status Active Under Contract
7. 2025-11-12
   status Pending
8. 2025-11-11
   historical
9. 2025-07-24
   price $125,000
10. 2025-05-16
    listed $150,000 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $185/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 7/10 Severe 7 d/yr ≥108°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: $13,941
• − Mortgage interest: −$5,490
• − Property taxes: −$2,217
• − Insurance: −$490
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,851
• Taxable income: $663
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $1,980/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: Hazlehurst City School District
• NCES district ID: 2801830
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $33,879
• Composite: 8.06/100
• National rank: #9917
• State rank: #115 of 130 in MS

Livability — Hazlehurst

• Score: 60/100
• State rank: #221
• US rank: #19074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazlehurst, MS
• Population (ZIP): 8,497

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 24% Hispanic / Latino 5% Two or more races 1%
• Common ancestry: Hungarian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.12%
• Current HPI: 157.7964
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-34.7% since first listed

10 events — show timeline

• 2026-05-01 Pending — MLSU
• 2026-03-10 Relisted — MLSU
• 2026-03-01 Pending — MLSU
• 2026-02-19 Relisted — MLSU
• 2026-02-19 Price Changed $98,000 MLSU
• 2025-11-29 Relisted — MLSU
• 2025-11-12 Pending — MLSU
• 2025-11-11 Listing Removed — MLSU
• 2025-07-24 Price Changed $125,000 MLSU
• 2025-05-16 Listed $150,000 MLSU

Property tax history

+14.6%/yr

Latest (2025): $2,217 · +354.5% YoY. Source: county tax records.