103 Pacific Cir · Crystal Springs, MS 39059

$134,900

3 bd · 1.5 ba · 1,053 sqft · SingleFamily public records · 181 Days on market

Built 1973 0.25 ac lot $128/sqft · at area comps Est $138k · at est.

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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 +25.4/30.0
• ARV discount +8.5/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in Ready 3BR/1.5BA in Crystal Springs. Fresh interior and exterior paint, new laminate flooring, updated light and plumbing fixtures, and brand-new appliances make this home ready for immediate occupancy. Three bedrooms and one-and-a-half baths; one bedroom does not have a closet--buyers should verify suitability for their needs. Property includes a one-car carport and low-maintenance updates throughout.

Key facts

• Move in ready
• Fresh interior paint
• Fresh exterior paint

Tags

• MOVE IN READY
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW LAMINATE FLOORING
• UPDATED LIGHT FIXTURES
• UPDATED PLUMBING FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.0% in Crystal Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#252 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1973 — 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 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?
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: 1.05% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (median comp): $137,922
• List price: $134,900
• Delta: -2.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Beverly Cir	0.22mi	3/1.0	1,118 (+6%)	5mo	$70,000	$63	73
319 Beverly Cir	0.18mi	3/2.0	1,100 (+4%)	12mo	$144,000	$131	72
103 Center St	0.45mi	2/1.0 (-1)	1,057 (+0%)	4mo	$144,900	$137	68
101 Carrie Ave	0.60mi	3/2.0	1,104 (+5%)	7mo	$161,900	$147	56
504 N Bennett St	0.29mi	3/1.0	914 (-13%)	17mo	$141,000	$154	48

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,083
• Equity at exit: $20,114

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $23,493
• Equity at exit: $11,664

Cash invested: $37,772 (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 39059

• Home prices YoY: -15.9%
• Active inventory: 57
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $311

Break-even live

Break-even rent $1,018

Max offer price $134,900

Occupancy floor 73%

Sensitivity live

Price	-10% $388	-5% $350	+0% $311	+5% $273	+10% $235
Rent	-10% $200	-5% $256	+0% $311	+5% $367	+10% $423
Rate	-1.0pp $379	-0.5pp $346	base $311	+0.5pp $276	+1.0pp $241

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-26
   price $134,900 412-char remark

   Show marketing remark (412 chars)

   Move-in Ready 3BR/1.5BA in Crystal Springs. Fresh interior and exterior paint, new laminate flooring, updated light and plumbing fixtures, and brand-new appliances make this home ready for immediate occupancy. Three bedrooms and one-and-a-half baths; one bedroom does not have a closet--buyers should verify suitability for their needs. Property includes a one-car carport and low-maintenance updates throughout.

2. 2026-02-28
   price $139,000 412-char remark

   Show marketing remark (412 chars)

   Move-in Ready 3BR/1.5BA in Crystal Springs. Fresh interior and exterior paint, new laminate flooring, updated light and plumbing fixtures, and brand-new appliances make this home ready for immediate occupancy. Three bedrooms and one-and-a-half baths; one bedroom does not have a closet--buyers should verify suitability for their needs. Property includes a one-car carport and low-maintenance updates throughout.

3. 2025-11-25
   listed $149,900 Active 412-char remark

   Show marketing remark (412 chars)

   Move-in Ready 3BR/1.5BA in Crystal Springs. Fresh interior and exterior paint, new laminate flooring, updated light and plumbing fixtures, and brand-new appliances make this home ready for immediate occupancy. Three bedrooms and one-and-a-half baths; one bedroom does not have a closet--buyers should verify suitability for their needs. Property includes a one-car carport and low-maintenance updates throughout.

4. 2025-05-29
   soldstatus Closed 297-char remark

   Show marketing remark (297 chars)

   This three-bedroom, one-bath home offers plenty of opportunity for updates and improvements, allowing you to add your personal style and make it your own. Featuring a comfortable living room, large backyard, and a generous lot, this property is a perfect canvas for customization and future value.

5. 2025-05-29
   soldstatus

   Show marketing remark (297 chars)

   This three-bedroom, one-bath home offers plenty of opportunity for updates and improvements, allowing you to add your personal style and make it your own. Featuring a comfortable living room, large backyard, and a generous lot, this property is a perfect canvas for customization and future value.

6. 2025-05-20
   status Pending 297-char remark

   Show marketing remark (297 chars)

   This three-bedroom, one-bath home offers plenty of opportunity for updates and improvements, allowing you to add your personal style and make it your own. Featuring a comfortable living room, large backyard, and a generous lot, this property is a perfect canvas for customization and future value.

7. 2025-05-05
   listed $49,900 Active 297-char remark

   Show marketing remark (297 chars)

   This three-bedroom, one-bath home offers plenty of opportunity for updates and improvements, allowing you to add your personal style and make it your own. Featuring a comfortable living room, large backyard, and a generous lot, this property is a perfect canvas for customization and future value.

8. 2025-05-05
   listed $49,900

   Show marketing remark (297 chars)

   This three-bedroom, one-bath home offers plenty of opportunity for updates and improvements, allowing you to add your personal style and make it your own. Featuring a comfortable living room, large backyard, and a generous lot, this property is a perfect canvas for customization and future value.

9. 2025-05-02
   historical
10. 2025-04-30
    status Active
11. 2025-04-29
    historical
12. 2025-01-29
    listed $60,000 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: $484 · $40/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$582/yr (+$48/mo · 120.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 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: $16,943
• − Mortgage interest: −$7,556
• − Property taxes: −$484
• − Insurance: −$674
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,924
• Taxable income: $1,592
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $3,355/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Crystal Springs

• Score: 59/100
• State rank: #252
• US rank: #20290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Springs, MS
• City population: 12,065
• Population (ZIP): 12,065

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.34%
• Current HPI: 160.3583
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+124.8% since first listed

12 events — show timeline

• 2026-04-26 Price Changed $134,900 MLSU
• 2026-02-28 Price Changed $139,000 MLSU
• 2025-11-25 Listed $149,900 MLSU
• 2025-05-29 Sold (MLS) — MLSU
• 2025-05-29 Sold (MLS) — MLSU
• 2025-05-20 Pending — MLSU
• 2025-05-05 Listed $49,900 MLSU
• 2025-05-05 Listed $49,900 MLSU
• 2025-05-02 Listing Removed — MLSU
• 2025-04-30 Relisted — MLSU
• 2025-04-29 Listing Removed — MLSU
• 2025-01-29 Listed $60,000 MLSU

Property tax history

+1.5%/yr

Latest (2025): $484 · +10.1% YoY. Source: county tax records.