2 Oakwood Ln Ln · Natchez, MS 39120

$115,000

3 bd · 1.0 ba · 1,355 sqft · SingleFamily public records · 330 Days on market

Built 1950 0.26 ac lot $85/sqft · 14% above area Est $106k · 9% over

---

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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• ARV discount +3.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Corner Lot Home - Ideal for Any Family Size! This beautiful corner lot home offers space, comfort, and outdoor fun—perfect for gatherings or gardening. Inside, you'll find a spacious living room, separate in house laundry room, three generously sized bedrooms, and two full bathrooms. The home also features a flexible bonus room that can serve as a den, family room, or home office. Stunning dark wood floors flow throughout, adding warmth and elegance. Step outside to enjoy not one but two separate yards: a large fenced backyard ideal for entertaining or kids to play, and an additional fenced side yard perfect for pets or gardening. Plus, there's a huge storage building divided into two sections, offering ample room for tools, hobbies, or extra belongings. This home is a must-see—schedule your visit today!

Key facts

• Corner lot home
• Fenced side yard
• Flexible bonus room

Tags

• CORNER LOT HOME
• FLEXIBLE BONUS ROOM
• LARGE FENCED BACKYARD
• FENCED SIDE YARD
• HUGE STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.4% in Natchez — 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 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 281 active listings in the ZIP; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adams County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 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 1950 — 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: 1.23% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (median comp): $105,517
• List price: $115,000
• Delta: 8.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Westwood Rd	0.05mi	3/2.0	1,370 (+1%)	3mo	$149,000	$109	90
26 Maplewood Ln	0.11mi	3/2.0	1,355 (0%)	15mo	$99,500	$73	78
1506 Eastwood Rd	0.20mi	4/2.0 (+1)	1,400 (+3%)	11mo	$134,500	$96	67
8 Turtle Ln	0.32mi	3/2.0	1,320 (-3%)	18mo	$179,000	$136	62
1509 Eastwood Rd	0.24mi	3/2.0	1,470 (+8%)	11mo	$109,200	$74	62
105 Earhart Dr	0.66mi	3/2.0	1,384 (+2%)	1mo	$194,000	$140	61
225 Sgt Prentiss Dr	0.74mi	3/2.0	1,361 (+0%)	2mo	$134,000	$98	59
3903 Edgewood Rd	0.27mi	4/2.0 (+1)	1,500 (+11%)	10mo	$149,500	$100	53
106 Earhart Dr	0.65mi	3/2.0	1,238 (-9%)	4mo	$173,900	$140	48
308 John Glenn Ave	0.46mi	3/2.0	1,242 (-8%)	16mo	$149,900	$121	47
2920 Miller Ave	0.72mi	2/2.0 (-1)	1,398 (+3%)	6mo	$29,900	$21	47
309 Lindberg Ave	0.71mi	3/2.0	1,434 (+6%)	13mo	$169,000	$118	43

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $4,646
• Equity at exit: $17,147

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $34,018
• Equity at exit: $9,943

Cash invested: $32,200 (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 39120

• Active inventory: 281
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $366

Break-even live

Break-even rent $957

Max offer price $115,000

Occupancy floor 69%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 330 DOM
2. 2026-06-17
   days on market $115,000 Active 329 DOM
3. 2026-06-16
   days on market $115,000 Active 328 DOM
4. 2026-06-15
   days on market $115,000 Active 327 DOM
5. 2026-06-13
   days on market $115,000 Active 325 DOM
6. 2026-06-12
   days on market $115,000 Active 324 DOM
7. 2026-06-09
   days on market $115,000 Active 321 DOM
8. 2026-06-08
   days on market $115,000 Active 320 DOM
9. 2026-06-07
   days on market $115,000 Active 319 DOM
10. 2026-06-07
    days on market $115,000 Active 318 DOM
11. 2026-06-04
    days on market $115,000 Active 315 DOM
12. 2026-06-02
    days on market $115,000 Active 314 DOM
13. 2026-06-01
    days on market $115,000 Active 313 DOM
14. 2026-05-31
    days on market $115,000 Active 312 DOM
15. 2025-07-20
    listed $115,000 Active 845-char remark

    Show marketing remark (845 chars)

    Charming Corner Lot Home - Ideal for Any Family Size! This beautiful corner lot home offers space, comfort, and outdoor fun—perfect for gatherings or gardening. Inside, you'll find a spacious living room, separate in house laundry room, three generously sized bedrooms, and two full bathrooms. The home also features a flexible bonus room that can serve as a den, family room, or home office. Stunning dark wood floors flow throughout, adding warmth and elegance. Step outside to enjoy not one but two separate yards: a large fenced backyard ideal for entertaining or kids to play, and an additional fenced side yard perfect for pets or gardening. Plus, there's a huge storage building divided into two sections, offering ample room for tools, hobbies, or extra belongings. This home is a must-see—schedule your visit today!

16. 2025-06-30
    historical
17. 2025-06-03
    listed $115,000 Active
18. 2023-04-17
    soldstatus $65,000
19. 2023-04-14
    soldstatus
20. 2023-01-28
    listed $99,500
21. 2022-03-31
    soldstatus $65,000
22. 2005-03-18
    soldstatus
23. 2004-08-20
    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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $17,041
• − Mortgage interest: −$6,442
• − Property taxes: −$1,264
• − Insurance: −$575
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,345
• Taxable income: $2,689
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,742/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchez, MS
• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+76.9% since first listed

9 events — show timeline

• 2025-07-20 Listed $115,000 MLSU
• 2025-06-30 Listing Removed — MLSU
• 2025-06-03 Listed $115,000 MLSU
• 2023-04-17 Sold (Public Records) $65,000 Public Records
• 2023-04-14 Sold (MLS) — MLSU
• 2023-01-28 Listed $99,500 MLSU
• 2022-03-31 Sold (Public Records) $65,000 Public Records
• 2005-03-18 Sold (Public Records) — Public Records
• 2004-08-20 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,264 · +21.3% YoY. Source: county tax records.