310 S Maple St · Aberdeen, MS 39730

$89,000

3 bd · 1.0 ba · 1,497 sqft · SingleFamily public records · 84 Days on market

Built 1895 8,712 sqft lot $59/sqft · 32% above area Est $81k · 10% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Circa 1895, 3BR/2BA home. Home features lovely wood floors, original fireplace, beautiful mantels, all with the character that you would expect from this Era. Roof and HVAC less than 5 years old.

Key facts

• 8,712 sq ft lot
• Built 1895
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#164 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Aberdeen School District (town): math 15% / reading 19% proficiency, ranked #99 of 130 in MS (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — 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: 1.11% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (median comp): $80,602
• List price: $89,000
• Delta: 10.42%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,757
• Equity at exit: $13,270

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $12,636
• Equity at exit: $7,695

Cash invested: $24,920 (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 39730

• Home prices YoY: -12.2%
• Active inventory: 47
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $183

Break-even live

Break-even rent $760

Max offer price $89,000

Occupancy floor 77%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $89,000 Active 84 DOM
2. 2026-06-17
   days on market $89,000 Active 83 DOM
3. 2026-06-16
   days on market $89,000 Active 82 DOM
4. 2026-06-15
   days on market $89,000 Active 81 DOM
5. 2026-06-13
   days on market $89,000 Active 79 DOM
6. 2026-06-12
   days on market $89,000 Active 78 DOM
7. 2026-06-09
   days on market $89,000 Active 75 DOM
8. 2026-06-08
   days on market $89,000 Active 74 DOM
9. 2026-06-07
   days on market $89,000 Active 73 DOM
10. 2026-06-07
    days on market $89,000 Active 72 DOM
11. 2026-06-04
    days on market $89,000 Active 69 DOM
12. 2026-06-02
    days on market $89,000 Active 68 DOM
13. 2026-06-01
    days on market $89,000 Active 67 DOM
14. 2026-05-31
    days on market $89,000 Active 66 DOM
15. 2026-05-07
    price $89,000 196-char remark

    Show marketing remark (196 chars)

    Circa 1895, 3BR/2BA home. Home features lovely wood floors, original fireplace, beautiful mantels, all with the character that you would expect from this Era. Roof and HVAC less than 5 years old.

16. 2026-03-26
    listed $99,000 Active 196-char remark

    Show marketing remark (196 chars)

    Circa 1895, 3BR/2BA home. Home features lovely wood floors, original fireplace, beautiful mantels, all with the character that you would expect from this Era. Roof and HVAC less than 5 years old.

17. 2023-03-21
    soldstatus $70,069
18. 2020-12-17
    soldstatus $70,069
19. 2004-08-31
    soldstatus

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $11,898
• − Mortgage interest: −$4,985
• − Property taxes: −$1,157
• − Insurance: −$445
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,589
• Taxable income: $818
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,000/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: Aberdeen School District
• NCES district ID: 2800360
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 19% ▼ -9.00%
• Median HH income: $30,551
• Composite: 13.56/100
• National rank: #9513
• State rank: #99 of 130 in MS

Livability — Aberdeen

• Score: 63/100
• State rank: #164
• US rank: #15742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, MS
• City population: 11,496
• Population (ZIP): 11,496

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 49%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.15%
• Current HPI: 137.8358
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+27.0% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $89,000 NEMSBD
• 2026-03-26 Listed $99,000 NEMSBD
• 2023-03-21 Sold (Public Records) $70,069 Public Records
• 2020-12-17 Sold (Public Records) $70,069 Public Records
• 2004-08-31 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2020): $1,157 · +1.1% YoY. Source: county tax records.