702 Church St · Port Gibson, MS 39150

$105,000

5 bd · 3.0 ba · 3,820 sqft · SingleFamily · 95 Days on market

Built 1900 Fair condition 0.63 ac lot $27/sqft · 78% below area

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

This simple one-and-a-half story house with its prominent end chimneys is one of the oldest extant buildings in Claiborne County. When the home was constructed about 1817, Church Street, then known as Cotton Street, was quite suburban. This building's rather unornamented form was primarily a response to traditional building modes of the Eastern Seaboard adapted to the specific requirements of this area. No doubt the house once had galleries with simple posts or colonnettes at the front and back. The plan of the original portion is rather simple, two rooms wide and one-and-a-half rooms deep with a small stair rising from the back hall to the two bedrooms under the roof. Throughout the main part of the house, much of the simple Federal architectural detail remains un-changed. Changes in 1851 include the wing at the rear, the front porch, and the small formal garden on the north side. The house has 4 bedrooms and 2 baths. The back apartment has a bedroom, bath, living area and kitchen.

Key facts

• Wing at the rear
• Front porch
• Small formal garden

Tags

• END CHIMNEYS
• OLDEST EXTANT BUILDINGS
• WING AT THE REAR
• FRONT PORCH
• SMALL FORMAL GARDEN
• BACK APARTMENT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#121 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Claiborne County School District (rural): math 7% / reading 13% proficiency, ranked #119 of 130 in MS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($726 loan paydown + $1k appreciation (1.4% local appreciation)).
• Claiborne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago 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

• Watch-outs: built in 1900 — 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $480,231
• List price: $105,000
• Delta: -78.14%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.63×
• Total profit: $18,662
• Equity at exit: $37,780

10-year hold

• IRR: 15.6%
• Equity multiple: 2.95×
• Total profit: $57,451
• Equity at exit: $51,737

Cash invested: $29,400 (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 39150

• Home prices YoY: 1.9%
• Active inventory: 22
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $233

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $105,000 Active 95 DOM
2. 2026-06-18
   days on market $105,000 Active 94 DOM
3. 2026-06-17
   days on market $105,000 Active 93 DOM
4. 2026-06-16
   days on market $105,000 Active 92 DOM
5. 2026-06-15
   days on market $105,000 Active 91 DOM
6. 2026-06-14
   days on market $105,000 Active 89 DOM
7. 2026-06-12
   days on market $105,000 Active 88 DOM
8. 2026-06-09
   days on market $105,000 Active 85 DOM
9. 2026-06-08
   days on market $105,000 Active 84 DOM
10. 2026-06-07
    days on market $105,000 Active 83 DOM
11. 2026-06-05
    days on market $105,000 Active 80 DOM
12. 2026-06-03
    days on market $105,000 Active 79 DOM
13. 2026-06-02
    days on market $105,000 Active 78 DOM
14. 2026-06-01
    days on market $105,000 Active 77 DOM
15. 2026-05-31
    days on market $105,000 Active 76 DOM
16. 2026-05-30
    days on market $105,000 Active 75 DOM
17. 2026-03-17
    listed $105,000 Active 997-char remark

    Show marketing remark (997 chars)

    This simple one-and-a-half story house with its prominent end chimneys is one of the oldest extant buildings in Claiborne County. When the home was constructed about 1817, Church Street, then known as Cotton Street, was quite suburban. This building's rather unornamented form was primarily a response to traditional building modes of the Eastern Seaboard adapted to the specific requirements of this area. No doubt the house once had galleries with simple posts or colonnettes at the front and back. The plan of the original portion is rather simple, two rooms wide and one-and-a-half rooms deep with a small stair rising from the back hall to the two bedrooms under the roof. Throughout the main part of the house, much of the simple Federal architectural detail remains un-changed. Changes in 1851 include the wing at the rear, the front porch, and the small formal garden on the north side. The house has 4 bedrooms and 2 baths. The back apartment has a bedroom, bath, living area and kitchen.

18. 2025-04-04
    historical Active Under Contract
19. 2024-11-14
    status Active
20. 2024-10-29
    status Active Under Contract
21. 2024-10-23
    price $99,000
22. 2024-04-10
    price $119,000
23. 2023-10-13
    listed $149,000 Active
24. 2006-03-24
    soldstatus
25. 2005-10-04
    listed $79,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 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: $14,567
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,055
• Taxable income: $1,200
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $2,512/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This one-and-a-half story house with a prominent end chimney is in fair condition, but requires significant exterior and interior repairs and maintenance to improve its resale and rental value.

Repairs flagged

• Major Exterior siding and paint — The siding is peeling and the paint is faded, indicating a significant need for repair.
• Minor Interior paint — The paint appears to be in fair condition with some wear, indicating a minor need for touch-up.

Value-add opportunities

• Both Painting the exterior and interior — Painting the exterior and interior will improve the home's curb appeal and overall condition, making it more attractive to potential buyers and renters.
• Both Upgrading the HVAC system — A new HVAC system will improve the comfort and energy efficiency of the home, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding and paint · The siding is peeling and the paint is faded, indicating a significant need for repair.	Major	$15,000–50,000
Interior paint · The paint appears to be in fair condition with some wear, indicating a minor need for touch-up.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Painting the exterior and interior — Painting the exterior and interior will improve the home's curb appeal and overall condition, making it more attractive to potential buyers and renters. ↑
• Both Upgrading the HVAC system — A new HVAC system will improve the comfort and energy efficiency of the home, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Claiborne County School District
• NCES district ID: 2801020
• Math proficiency: 7% ▼ -22.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $25,274
• Composite: 7.24/100
• National rank: #9959
• State rank: #119 of 130 in MS

Livability — Port Gibson

• Score: 65/100
• State rank: #121
• US rank: #13508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Gibson, MS
• Population (ZIP): 5,094

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 8,631 people
• By 2030: 8,271 · -4.2%
• By 2040: 7,570 · -12.3%
• By 2050: 7,065 · -18.1%
• By 2075: 6,329 · -26.7%
• By 2100: 5,655 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 13% Two or more races 3%
• Common ancestry: Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Solid D (+67.5) · D 83.3% · R 15.8%
• 2008→2024 swing: -4.6pp toward R · 2008: 72.1pp · 2024: 67.5pp
• All cycles: 2024: D+67.5 2020: D+71.2 2016: D+71.4 2012: D+76.5 2008: D+72.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.35%
• Current HPI: 71.3734
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+31.4% since first listed

9 events — show timeline

• 2026-03-17 Listed $105,000 VWCBR
• 2025-04-04 Contingent — VWCBR
• 2024-11-14 Relisted — VWCBR
• 2024-10-29 Relisted — VWCBR
• 2024-10-23 Price Changed $99,000 VWCBR
• 2024-04-10 Price Changed $119,000 VWCBR
• 2023-10-13 Listed $149,000 VWCBR
• 2006-03-24 Sold (MLS) — VWCBR
• 2005-10-04 Listed $79,900 VWCBR