203 S Binford Ave · Duck Hill, MS 38925

$129,900

6 bd · 2.0 ba · 3,221 sqft · SingleFamily public records · 194 Days on market

0.80 ac lot ↓ 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautifully maintained historic Southern home. The classic residence features wraparound porches, detailed trim work, and an attractive roofline that showcases its architectural charm. Inside, you will find generously sized rooms, tall ceilings, built-ins, sconces, original fireplaces, new hunter ceiling fans and excellent natural light-perfect for anyone seeking a blend of comfort and classic style. The front and side porches create ideal spaces for relaxing or entertaining, while the covered carport provides convenient, weather-protected parking. Surrounded by mature trees and open green space, the property delivers a peaceful small-town setting in Duck Hill, MS while offe

Key facts

• Detailed trim work
• Covered carport
• Wraparound porches

Tags

• WRAPAROUND PORCHES
• DETAILED TRIM WORK
• ORIGINAL FIREPLACES
• EXCELLENT NATURAL LIGHT
• COVERED CARPORT
• MATURE TREES

Property features AI

Exterior

• Parking: Carport; Driveway; Gravel parking; 2 carport spaces (4 parking spaces total)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence (house); Two levels; Move-in ready; Accessible approach with ramp
• Construction: Wood siding; Architectural shingle roof; Conventional foundation; Year built from public records
• Exterior features: Front porch; Side porch; Shed(s); City lot; Open lot

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Eat-in kitchen; Breakfast bar
• Bedrooms: Primary bedroom with fireplace; Additional bedroom with fireplace
• Flooring: Hardwood; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Space heater; Electric cooling; Gas cooling; Window unit(s)
• Interior features: Bookcases; Breakfast bar; Built-in features; Ceiling fan(s); Eat-in kitchen; High ceilings; High speed internet; Primary bedroom located downstairs; Vented exhaust fan
• Laundry & utility: Main level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#275 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D+, schools F, amenities F.
• Market conditions: 8 active listings in the ZIP; 92 units permitted in Montgomery County in 2024 (82 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($898 loan paydown + $161 appreciation (0.1% local appreciation)).
• Montgomery County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.09×
• Total profit: $3,098
• Equity at exit: $38,524

10-year hold

• IRR: 7.1%
• Equity multiple: 1.79×
• Total profit: $28,640
• Equity at exit: $46,955

Cash invested: $36,372 (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 38925

• Home prices YoY: 0.1%
• Active inventory: 8
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$208 /mo · $2,493/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $96

Break-even live

Break-even rent $1,194

Max offer price $129,900

Occupancy floor 88%

Sensitivity live

Price	-10% $169	-5% $132	+0% $96	+5% $59	+10% $22
Rent	-10% $-8	-5% $44	+0% $96	+5% $148	+10% $200
Rate	-1.0pp $161	-0.5pp $129	base $96	+0.5pp $62	+1.0pp $28

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $129,900 Active 194 DOM
2. 2026-06-18
   days on market $129,900 Active 192 DOM
3. 2026-06-17
   days on market $129,900 Active 191 DOM
4. 2026-06-16
   days on market $129,900 Active 190 DOM
5. 2026-06-15
   days on market $129,900 Active 189 DOM
6. 2026-06-13
   days on market $129,900 Active 187 DOM
7. 2026-06-12
   days on market $129,900 Active 186 DOM
8. 2026-06-09
   days on market $129,900 Active 183 DOM
9. 2026-06-08
   days on market $129,900 Active 182 DOM
10. 2026-06-07
    days on market $129,900 Active 181 DOM
11. 2026-06-07
    days on market $129,900 Active 180 DOM
12. 2026-06-01
    days on market $129,900 Active 179 DOM
13. 2026-05-31
    days on market $129,900 Active 178 DOM
14. 2026-04-24
    price $129,900
15. 2026-02-14
    price $149,900
16. 2025-12-04
    listed $159,900 Active
17. 2025-10-30
    historical
18. 2025-06-05
    price $159,000
19. 2025-04-09
    price $179,500
20. 2025-02-07
    price $187,300
21. 2024-11-12
    listed $199,000 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: $2,493 · $208/mo
• Projected year-2 tax: $2,493 · $208/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,779
• − Mortgage interest: −$7,276
• − Property taxes: −$2,493
• − Insurance: −$650
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,779
• Taxable loss: −$944
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,375/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)

No district data.

Livability — Duck Hill

• Score: 58/100
• State rank: #275
• US rank: #21427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duck Hill, MS
• Population (ZIP): 1,839

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 8,904 people
• By 2030: 8,221 · -7.7%
• By 2040: 6,907 · -22.4%
• By 2050: 5,780 · -35.1%
• By 2075: 3,902 · -56.2%
• By 2100: 2,975 · -66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 35% Two or more races 7%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+20.8) · D 39.3% · R 60.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -8.1pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.7 2016: R+13.4 2012: R+6.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.12%
• Current HPI: 139.8895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-34.7% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $129,900 MLSU
• 2026-02-14 Price Changed $149,900 MLSU
• 2025-12-04 Listed $159,900 MLSU
• 2025-10-30 Listing Removed — MLSU
• 2025-06-05 Price Changed $159,000 MLSU
• 2025-04-09 Price Changed $179,500 MLSU
• 2025-02-07 Price Changed $187,300 MLSU
• 2024-11-12 Listed $199,000 MLSU

Property tax history

+5.5%/yr

Latest (2025): $2,493 · +236.8% YoY. Source: county tax records.