756 Ms-365 · Burnsville, MS 38833

$56,500

3 bd · 2.0 ba · 1,215 sqft · SingleFamily public records · 328 Days on market

Built 1936 2.00 ac lot ↓ 18% since listing

---

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
• Appreciation +6.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits in the Cairo community! This 3-bedroom, 2-bathroom home offers 1,215 square feet and sits on a +/-2.3-acre corner lot just outside of Burnsville. The property includes a detached garage and a 1,392 sq ft metal shop--ideal for storage, a workshop, or future business use. The home sustained damage from a kitchen fire and is being sold as-is, making it a strong investment or renovation opportunity. With the right updates, this property could shine as a full-time residence, flip, or rental. Plenty of space with mature trees, a quiet setting, and room to build or expand. Call today to learn more or schedule a showing!Information is deemed reliable, but is not guaranteed.

Key facts

• Metal shop
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• METAL SHOP
• INVESTMENT OPPORTUNITY
• RENOVATION OPPORTUNITY
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#150 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Prentiss County School District (rural): math 38% / reading 39% proficiency, ranked #44 of 130 in MS (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 11 units permitted in Prentiss County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($391 loan paydown + $2k appreciation (3.5% local appreciation)).
• Prentiss County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $49,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 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 1936 — 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 D-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: 1.80% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.86%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 3.27×
• Total profit: $35,935
• Equity at exit: $27,039

10-year hold

• IRR: 38.9%
• Equity multiple: 6.53×
• Total profit: $87,412
• Equity at exit: $42,989

Cash invested: $15,820 (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 38833

• Home prices YoY: 2.0%
• Active inventory: 11
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$296
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $433

Break-even live

Break-even rent $470

Max offer price $56,500

Occupancy floor 52%

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: $14,125
• Closing costs: $1,695
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $56,500 Active 328 DOM
2. 2026-06-17
   days on market $56,500 Active 327 DOM
3. 2026-06-16
   days on market $56,500 Active 326 DOM
4. 2026-06-15
   days on market $56,500 Active 325 DOM
5. 2026-06-13
   days on market $56,500 Active 323 DOM
6. 2026-06-12
   days on market $56,500 Active 322 DOM
7. 2026-06-09
   days on market $56,500 Active 319 DOM
8. 2026-06-08
   days on market $56,500 Active 318 DOM
9. 2026-06-07
   days on market $56,500 Active 317 DOM
10. 2026-06-07
    days on market $56,500 Active 316 DOM
11. 2026-06-04
    days on market $56,500 Active 313 DOM
12. 2026-06-03
    days on market $56,500 Active 312 DOM
13. 2026-06-01
    days on market $56,500 Active 311 DOM
14. 2026-05-31
    days on market $56,500 Active 310 DOM
15. 2026-04-24
    price $56,500 693-char remark

    Show marketing remark (693 chars)

    Opportunity awaits in the Cairo community! This 3-bedroom, 2-bathroom home offers 1,215 square feet and sits on a +/-2.3-acre corner lot just outside of Burnsville. The property includes a detached garage and a 1,392 sq ft metal shop--ideal for storage, a workshop, or future business use. The home sustained damage from a kitchen fire and is being sold as-is, making it a strong investment or renovation opportunity. With the right updates, this property could shine as a full-time residence, flip, or rental. Plenty of space with mature trees, a quiet setting, and room to build or expand. Call today to learn more or schedule a showing!Information is deemed reliable, but is not guaranteed.

16. 2026-01-08
    price $59,500 693-char remark

    Show marketing remark (693 chars)

    Opportunity awaits in the Cairo community! This 3-bedroom, 2-bathroom home offers 1,215 square feet and sits on a +/-2.3-acre corner lot just outside of Burnsville. The property includes a detached garage and a 1,392 sq ft metal shop--ideal for storage, a workshop, or future business use. The home sustained damage from a kitchen fire and is being sold as-is, making it a strong investment or renovation opportunity. With the right updates, this property could shine as a full-time residence, flip, or rental. Plenty of space with mature trees, a quiet setting, and room to build or expand. Call today to learn more or schedule a showing!Information is deemed reliable, but is not guaranteed.

17. 2026-01-05
    status Active 693-char remark

    Show marketing remark (693 chars)

    Opportunity awaits in the Cairo community! This 3-bedroom, 2-bathroom home offers 1,215 square feet and sits on a +/-2.3-acre corner lot just outside of Burnsville. The property includes a detached garage and a 1,392 sq ft metal shop--ideal for storage, a workshop, or future business use. The home sustained damage from a kitchen fire and is being sold as-is, making it a strong investment or renovation opportunity. With the right updates, this property could shine as a full-time residence, flip, or rental. Plenty of space with mature trees, a quiet setting, and room to build or expand. Call today to learn more or schedule a showing!Information is deemed reliable, but is not guaranteed.

18. 2025-10-15
    price $63,500 693-char remark

    Show marketing remark (693 chars)

    Opportunity awaits in the Cairo community! This 3-bedroom, 2-bathroom home offers 1,215 square feet and sits on a +/-2.3-acre corner lot just outside of Burnsville. The property includes a detached garage and a 1,392 sq ft metal shop--ideal for storage, a workshop, or future business use. The home sustained damage from a kitchen fire and is being sold as-is, making it a strong investment or renovation opportunity. With the right updates, this property could shine as a full-time residence, flip, or rental. Plenty of space with mature trees, a quiet setting, and room to build or expand. Call today to learn more or schedule a showing!Information is deemed reliable, but is not guaranteed.

19. 2025-07-21
    listed $68,500 Active 693-char remark

    Show marketing remark (693 chars)

    Opportunity awaits in the Cairo community! This 3-bedroom, 2-bathroom home offers 1,215 square feet and sits on a +/-2.3-acre corner lot just outside of Burnsville. The property includes a detached garage and a 1,392 sq ft metal shop--ideal for storage, a workshop, or future business use. The home sustained damage from a kitchen fire and is being sold as-is, making it a strong investment or renovation opportunity. With the right updates, this property could shine as a full-time residence, flip, or rental. Plenty of space with mature trees, a quiet setting, and room to build or expand. Call today to learn more or schedule a showing!Information is deemed reliable, but is not guaranteed.

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $614 · $51/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $12,215
• − Mortgage interest: −$3,165
• − Property taxes: −$614
• − Insurance: −$282
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$1,644
• Taxable income: $4,556
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $4,105/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: Prentiss County School District
• NCES district ID: 2803750
• Math proficiency: 38% ▼ -19.00%
• Reading proficiency: 39% ▼ -14.00%
• Median HH income: $36,980
• Composite: 32.01/100
• National rank: #5829
• State rank: #44 of 130 in MS

Livability — Burnsville

• Score: 63/100
• State rank: #150
• US rank: #15205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,452

Population outlook (Prentiss County) Hauer SSP2

• Today (2025): 25,348 people
• By 2030: 25,247 · -0.4%
• By 2040: 24,786 · -2.2%
• By 2050: 23,851 · -5.9%
• By 2075: 20,434 · -19.4%
• By 2100: 15,359 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7%
• Common ancestry: Slovak 2% Italian 1%

Political lean MEDSL · Prentiss

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.7%
• 2008→2024 swing: -23.2pp toward R · 2008: -42.8pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+58.3 2016: R+56.5 2012: R+42.4 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.51%
• Current HPI: 177.4134
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-17.5% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $56,500 NEMSBD
• 2026-01-08 Price Changed $59,500 NEMSBD
• 2026-01-05 Relisted — NEMSBD
• 2025-10-15 Price Changed $63,500 NEMSBD
• 2025-07-21 Listed $68,500 NEMSBD

Property tax history

+8.3%/yr

Latest (2025): $614 · +0.0% YoY. Source: county tax records.