26 Cleothia Henyard Hts · Morgantown, MS 39120

$119,000

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 143 Days on market

Built 1989 0.57 ac lot $128/sqft · 56% above area Est $101k · 18% over ↓ 8% 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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated three-bedroom, one-bath home is located near the Broadmoor Subdivision. Completely updated with new flooring, fresh paint, and modern fixtures throughout, it's move-in ready. Features an open floor plan, living and dining combined and open to the kitchen, which include appliances, is great for entertaining. The property also features a lovely wooden deck off the rear of the home, perfect for outdoor parties and gatherings. The third bedroom, located in the basement, is a rare find in this area and offers both security in case of emergencies and privacy for its occupant in addition. The stairwell boasts carpeted steps and ample lighting for safety. while navigating the stairs. A modern, upgraded security camera system with keyless entry is also installed and can be transferred with the sale of the home. The home is located at the end of a dead-end street, which limits flow through traffic. This is a must-see property, priced to sell.

Key facts

• Open floor plan
• Wooden deck
• 0.57 acre lot

Tags

• OPEN FLOOR PLAN
• WOODEN DECK
• THIRD BEDROOM IN BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#106 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 281 active listings in the ZIP; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Adams County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (median comp): $101,182
• List price: $119,000
• Delta: 17.61%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 W Wilderness Rd	0.50mi	3/1.5 (+1)	1,067 (+15%)	4mo	$54,900	$51	41

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,570
• Equity at exit: $17,743

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $10,607
• Equity at exit: $10,289

Cash invested: $33,320 (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 39120

• Active inventory: 281
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$95 /mo · $1,134/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $200

Break-even live

Break-even rent $972

Max offer price $119,000

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $119,000 Active 143 DOM
2. 2026-06-17
   days on market $119,000 Active 142 DOM
3. 2026-06-16
   days on market $119,000 Active 141 DOM
4. 2026-06-15
   days on market $119,000 Active 140 DOM
5. 2026-06-13
   days on market $119,000 Active 138 DOM
6. 2026-06-12
   days on market $119,000 Active 137 DOM
7. 2026-06-09
   days on market $119,000 Active 134 DOM
8. 2026-06-08
   days on market $119,000 Active 133 DOM
9. 2026-06-07
   days on market $119,000 Active 132 DOM
10. 2026-06-07
    days on market $119,000 Active 131 DOM
11. 2026-06-04
    days on market $119,000 Active 128 DOM
12. 2026-06-02
    days on market $119,000 Active 127 DOM
13. 2026-06-01
    days on market $119,000 Active 126 DOM
14. 2026-05-31
    days on market $119,000 Active 125 DOM
15. 2026-05-15
    price $119,000 973-char remark

    Show marketing remark (973 chars)

    This beautifully renovated three-bedroom, one-bath home is located near the Broadmoor Subdivision. Completely updated with new flooring, fresh paint, and modern fixtures throughout, it's move-in ready. Features an open floor plan, living and dining combined and open to the kitchen, which include appliances, is great for entertaining. The property also features a lovely wooden deck off the rear of the home, perfect for outdoor parties and gatherings. The third bedroom, located in the basement, is a rare find in this area and offers both security in case of emergencies and privacy for its occupant in addition. The stairwell boasts carpeted steps and ample lighting for safety. while navigating the stairs. A modern, upgraded security camera system with keyless entry is also installed and can be transferred with the sale of the home. The home is located at the end of a dead-end street, which limits flow through traffic. This is a must-see property, priced to sell.

16. 2026-01-26
    listed $125,000 Active 973-char remark

    Show marketing remark (973 chars)

    This beautifully renovated three-bedroom, one-bath home is located near the Broadmoor Subdivision. Completely updated with new flooring, fresh paint, and modern fixtures throughout, it's move-in ready. Features an open floor plan, living and dining combined and open to the kitchen, which include appliances, is great for entertaining. The property also features a lovely wooden deck off the rear of the home, perfect for outdoor parties and gatherings. The third bedroom, located in the basement, is a rare find in this area and offers both security in case of emergencies and privacy for its occupant in addition. The stairwell boasts carpeted steps and ample lighting for safety. while navigating the stairs. A modern, upgraded security camera system with keyless entry is also installed and can be transferred with the sale of the home. The home is located at the end of a dead-end street, which limits flow through traffic. This is a must-see property, priced to sell.

17. 2025-12-19
    historical
18. 2025-11-03
    price $124,500
19. 2025-10-07
    listed $129,500 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: $1,134 · $95/mo
• Projected year-2 tax: $1,134 · $95/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $14,704
• − Mortgage interest: −$6,666
• − Property taxes: −$1,134
• − Insurance: −$595
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$3,462
• Taxable income: $494
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,279/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Morgantown

• Score: 65/100
• State rank: #106
• US rank: #12538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.1% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $119,000 MLSU
• 2026-01-26 Listed $125,000 MLSU
• 2025-12-19 Listing Removed — MLSU
• 2025-11-03 Price Changed $124,500 MLSU
• 2025-10-07 Listed $129,500 MLSU

Property tax history

+8.9%/yr

Latest (2025): $1,134 · +22.9% YoY. Source: county tax records.