604 1st Ave · Purvis, MS 39475

$165,000

3 bd · 2.0 ba · 1,611 sqft · SingleFamily public records · 7 Days on market

Built 1975 0.60 ac lot Est $224k · 26% under ↓ 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the highly desirable Purvis School District, this 3-bedroom, 2-bathroom home sits on a spacious lot with mature magnolia and pecan trees that add southern charm. The fully fenced backyard offers two double-gated entrances for easy access, outdoor building with matching roof, and plenty of room for pets, hobbies, or gardening. Inside, you'll find a large living room, spacious kitchen, and a generous primary suite offering tons of potential for updates and personalization. A screened-in back porch provides the perfect spot to relax and enjoy the outdoors. There is also an oversized utility/laundry room with sink for convenience. The covered carport leads directly into the home, off

Key facts

• Covered carport
• Outdoor building
• 0.6 acre lot

Tags

• FULLY FENCED BACKYARD
• DOUBLE-GATED ENTRANCES
• OUTDOOR BUILDING
• SCREENED-IN BACK PORCH
• OVERSIZED UTILITY ROOM
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $21 ($250/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (21.2% below list).
• Recommended offer: $130k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#14 in MS, #4,557 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 45 units permitted in Lamar 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 $5k of value loss. Plan a longer hold.
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000 (21.2% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $223,929
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Bay St	0.29mi	3/2.0	1,728 (+7%)	15mo	$239,900	$139	62
458 Old Richburg Rd	0.58mi	3/2.0	1,406 (-13%)	6mo	$235,000	$167	47
212 7th St	0.71mi	3/2.0	1,452 (-10%)	17mo	$179,000	$123	36

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-25,474
• Equity at exit: $24,602

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-20,729
• Equity at exit: $14,266

Cash invested: $46,200 (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 39475

• Home prices YoY: -31.4%
• Active inventory: 107
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $21

Break-even live

Break-even rent $1,274

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $114	-5% $68	+0% $21	+5% $-26	+10% $-73
Rent	-10% $-82	-5% $-31	+0% $21	+5% $72	+10% $124
Rate	-1.0pp $104	-0.5pp $63	base $21	+0.5pp $-22	+1.0pp $-65

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Simon St Purvis, MS	3.0	1.0	1200	$1,300	$1.08	21d	1	0.79mi

Listing history 4 events

1. 2025-11-17
   status Pending
2. 2025-11-10
   listed $165,000 Active
3. 2025-04-02
   price $165,000
4. 2025-03-12
   listed $180,000 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: $866 · $72/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$438/yr (+$36/mo · 50.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,600
• − Mortgage interest: −$9,243
• − Property taxes: −$866
• − Insurance: −$825
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,800
• Taxable loss: −$2,629
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $881/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Purvis

• Score: 74/100
• State rank: #14
• US rank: #4557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Purvis, MS
• City population: 14,585
• Population (ZIP): 14,585

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.82%
• Current HPI: 183.1373
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

4 events — show timeline

• 2025-11-17 Pending — HAAR
• 2025-11-10 Listed $165,000 HAAR
• 2025-04-02 Price Changed $165,000 HAAR
• 2025-03-12 Listed $180,000 HAAR

Property tax history

-1.6%/yr

Latest (2025): $866 · +4.0% YoY. Source: county tax records.