402 W Georgetown St · Crystal Springs, MS 39059

$75,000

4 bd · 2.0 ba · 1,970 sqft · SingleFamily public records · 141 Days on market

Built 1930 0.48 ac lot $38/sqft · 54% below area ↓ 49% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bank Owned Property. Owner will consider financing upon request. List price assumes appliances do not work.

Key facts

• 0.48 acre lot
• 2 parking spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 5.0% in Crystal Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#252 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1930 — 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: 2.02% ✓
• Cap rate: 16.82%
• Cash-on-cash: 37.61%
• DSCR: 2.67
• GRM: 4.1

CMA / ARV

• ARV (median comp): $242,066
• List price: $75,000
• Delta: -69.02%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 W Georgetown St	0.02mi	3/2.0 (-1)	2,037 (+3%)	2mo	$252,000	$124	87
309 S Jackson St	0.49mi	3/2.0 (-1)	1,781 (-10%)	3mo	$155,000	$87	54
108 Lamar St	0.54mi	3/2.0 (-1)	1,771 (-10%)	2mo	$125,000	$71	51
304 N Jackson St	0.47mi	3/2.0 (-1)	1,863 (-5%)	17mo	$199,000	$107	50
708 Lee Ave	0.72mi	3/2.0 (-1)	1,705 (-14%)	7mo	$214,900	$126	33

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: 33.6%
• Equity multiple: 2.42×
• Total profit: $29,805
• Equity at exit: $11,183

10-year hold

• IRR: 40.6%
• Equity multiple: 4.81×
• Total profit: $80,083
• Equity at exit: $6,485

Cash invested: $21,000 (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 39059

• Home prices YoY: -15.9%
• Active inventory: 57
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $658

Break-even live

Break-even rent $684

Max offer price $75,000

Occupancy floor 52%

Sensitivity live

Price	-10% $701	-5% $679	+0% $658	+5% $637	+10% $616
Rent	-10% $538	-5% $598	+0% $658	+5% $718	+10% $778
Rate	-1.0pp $696	-0.5pp $677	base $658	+0.5pp $639	+1.0pp $619

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $75,000 Active 141 DOM
2. 2026-06-18
   days on market $75,000 Active 139 DOM
3. 2026-06-17
   days on market $75,000 Active 138 DOM
4. 2026-06-16
   days on market $75,000 Active 137 DOM
5. 2026-06-15
   days on market $75,000 Active 136 DOM
6. 2026-06-13
   days on market $75,000 Active 134 DOM
7. 2026-06-12
   days on market $75,000 Active 133 DOM
8. 2026-06-09
   days on market $75,000 Active 130 DOM
9. 2026-06-08
   days on market $75,000 Active 129 DOM
10. 2026-06-07
    days on market $75,000 Active 128 DOM
11. 2026-06-07
    days on market $75,000 Active 127 DOM
12. 2026-06-04
    days on market $75,000 Active 124 DOM
13. 2026-06-02
    days on market $75,000 Active 123 DOM
14. 2026-06-01
    days on market $75,000 Active 122 DOM
15. 2026-05-31
    days on market $75,000 Active 121 DOM
16. 2026-04-07
    status Active 107-char remark

    Show marketing remark (107 chars)

    Bank Owned Property. Owner will consider financing upon request. List price assumes appliances do not work.

17. 2026-04-07
    price $75,000 107-char remark

    Show marketing remark (107 chars)

    Bank Owned Property. Owner will consider financing upon request. List price assumes appliances do not work.

18. 2026-03-18
    historical 107-char remark

    Show marketing remark (107 chars)

    Bank Owned Property. Owner will consider financing upon request. List price assumes appliances do not work.

19. 2026-01-06
    listed $79,900 Active 107-char remark

    Show marketing remark (107 chars)

    Bank Owned Property. Owner will consider financing upon request. List price assumes appliances do not work.

20. 2025-11-12
    historical
21. 2025-10-13
    price $94,900
22. 2025-10-02
    price $99,900
23. 2025-08-19
    price $94,900
24. 2025-06-11
    status Active
25. 2025-06-11
    price $99,900
26. 2025-05-29
    historical
27. 2025-03-08
    status Active
28. 2025-03-08
    price $109,900
29. 2025-02-24
    historical
30. 2024-12-07
    price $125,000
31. 2024-12-07
    status Active
32. 2024-11-22
    historical
33. 2024-07-16
    listed $135,000 Active
34. 2024-06-09
    historical
35. 2024-03-28
    listed $149,000 Active
36. 2002-05-12
    soldstatus
37. 2001-11-13
    listed $146,900

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,394 · $116/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 ≥109°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: $18,211
• − Mortgage interest: −$4,201
• − Property taxes: −$1,394
• − Insurance: −$375
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,182
• Taxable income: $7,146
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $6,183/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Crystal Springs

• Score: 59/100
• State rank: #252
• US rank: #20290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Springs, MS
• City population: 12,065
• Population (ZIP): 12,065

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -30.34%
• Current HPI: 160.3583
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-48.9% since first listed

22 events — show timeline

• 2026-04-07 Relisted — MLSU
• 2026-04-07 Price Changed $75,000 MLSU
• 2026-03-18 Listing Removed — MLSU
• 2026-01-06 Listed $79,900 MLSU
• 2025-11-12 Listing Removed — MLSU
• 2025-10-13 Price Changed $94,900 MLSU
• 2025-10-02 Price Changed $99,900 MLSU
• 2025-08-19 Price Changed $94,900 MLSU
• 2025-06-11 Relisted — MLSU
• 2025-06-11 Price Changed $99,900 MLSU
• 2025-05-29 Listing Removed — MLSU
• 2025-03-08 Relisted — MLSU
• 2025-03-08 Price Changed $109,900 MLSU
• 2025-02-24 Listing Removed — MLSU
• 2024-12-07 Price Changed $125,000 MLSU
• 2024-12-07 Relisted — MLSU
• 2024-11-22 Listing Removed — MLSU
• 2024-07-16 Listed $135,000 MLSU
• 2024-06-09 Listing Removed — MLSU
• 2024-03-28 Listed $149,000 MLSU
• 2002-05-12 Sold (MLS) — MLSU
• 2001-11-13 Listed $146,900 MLSU

Property tax history

+0.1%/yr

Latest (2025): $1,394 · -25.9% YoY. Source: county tax records.