2314 Blount Ave · Prentiss, MS 39474

$90,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 110 Days on market

Built 1960 5,662 sqft lot $108/sqft · 67% above area Est $64k · 41% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this charming and well-maintained 2-bedroom, 1-bath home located in the heart of Princeton. This property offers a great combination of comfort, efficiency, and convenience--perfect for a first-time homebuyer, downsizing, or investment opportunity. Recent updates include a roof that is only 6 years old, a new tankless hot water heater, and a new stove with updated appliances, providing added value and peace of mind. The home has been well cared for and is move-in ready. Situated in a desirable location, you'll enjoy the quiet feel of Princeton while still being close to town and everyday amenities. Don't miss your chance to own this updated and affordable home--schedule your showing today!

Key facts

• New stove
• Reinforced floors
• Three new windows

Tags

• REINFORCED FLOORS
• NEW STOVE
• THREE NEW WINDOWS
• NEW TANKLESS HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#204 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety D, schools F.
• Jefferson Davis County School District (rural): math 14% / reading 20% proficiency, ranked #104 of 130 in MS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• In year one you build about $863 of equity ($622 loan paydown + $241 appreciation (0.3% local appreciation)).
• Jefferson Davis County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 2.76% ✓
• Cap rate: 24.75%
• Cash-on-cash: 65.91%
• DSCR: 3.93
• GRM: 3.0

CMA / ARV

• ARV (median comp): $63,616
• List price: $90,000
• Delta: 41.47%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.1%
• Equity multiple: 4.44×
• Total profit: $86,668
• Equity at exit: $27,344

10-year hold

• IRR: 69.8%
• Equity multiple: 9.02×
• Total profit: $202,128
• Equity at exit: $33,852

Cash invested: $25,200 (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 39474

• Home prices YoY: 0.2%
• Active inventory: 46
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,384

Break-even live

Break-even rent $731

Max offer price $90,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,435	-5% $1,410	+0% $1,384	+5% $1,359	+10% $1,333
Rent	-10% $1,188	-5% $1,286	+0% $1,384	+5% $1,482	+10% $1,580
Rate	-1.0pp $1,429	-0.5pp $1,407	base $1,384	+0.5pp $1,361	+1.0pp $1,337

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $90,000 Active 110 DOM
2. 2026-06-18
   days on market $90,000 Active 108 DOM
3. 2026-06-17
   days on market $90,000 Active 107 DOM
4. 2026-06-16
   days on market $90,000 Active 106 DOM
5. 2026-06-15
   days on market $90,000 Active 105 DOM
6. 2026-06-13
   days on market $90,000 Active 103 DOM
7. 2026-06-12
   days on market $90,000 Active 102 DOM
8. 2026-06-09
   days on market $90,000 Active 99 DOM
9. 2026-06-08
   days on market $90,000 Active 98 DOM
10. 2026-06-07
    days on market $90,000 Active 97 DOM
11. 2026-06-07
    days on market $90,000 Active 96 DOM
12. 2026-06-04
    days on market $90,000 Active 93 DOM
13. 2026-06-02
    days on market $90,000 Active 92 DOM
14. 2026-06-01
    pricedays on marketlisting id $90,000 Active 91 DOM
15. 2026-06-01
    days on market $85,000 Active 59 DOM
16. 2026-05-31
    days on market $85,000 Active 58 DOM
17. 2026-04-03
    listed $85,000 Active 709-char remark

    Show marketing remark (709 chars)

    Welcome to this charming and well-maintained 2-bedroom, 1-bath home located in the heart of Princeton. This property offers a great combination of comfort, efficiency, and convenience--perfect for a first-time homebuyer, downsizing, or investment opportunity. Recent updates include a roof that is only 6 years old, a new tankless hot water heater, and a new stove with updated appliances, providing added value and peace of mind. The home has been well cared for and is move-in ready. Situated in a desirable location, you'll enjoy the quiet feel of Princeton while still being close to town and everyday amenities. Don't miss your chance to own this updated and affordable home--schedule your showing today!

18. 2026-02-23
    listed $95,000 Active 767-char remark

    Show marketing remark (767 chars)

    Welcome to this well-maintained home located in the heart of Prentiss! This property offers recent updates that provide both comfort and peace of mind. The home features new reinforced floors, adding durability and stability throughout. The roof is only 6 years old, offering years of life ahead for the new owner. Inside, you'll find a brand-new stove, perfect for preparing family meals, along with three new windows that allow for improved energy efficiency and natural light. A new tankless hot water heater ensures you'll enjoy endless hot water while saving on energy costs. With these valuable upgrades already completed, this home is move-in ready and waiting for its next owner. Don't miss this opportunity to own a solid, updated property in Prentiss!

19. 2025-09-30
    status Active
20. 2025-09-30
    price $95,000
21. 2025-07-08
    status Pending
22. 2025-02-26
    listed $69,000 Active
23. 2024-12-16
    listed $69,999 Active
24. 2024-03-26
    listed $69,999 Active
25. 2024-02-22
    listed $69,999 Active
26. 2023-02-23
    soldstatus
27. 2022-06-04
    listed $45,000

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $817 · $68/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 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $29,797
• − Mortgage interest: −$5,041
• − Property taxes: −$817
• − Insurance: −$450
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$2,618
• Taxable income: $16,103
• Est. tax owed @ 24.0%: −$3,865
• After-tax cash flow: $12,744/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: Jefferson Davis County School District
• NCES district ID: 2802250
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $27,474
• Composite: 13.25/100
• National rank: #9549
• State rank: #104 of 130 in MS

Livability — Prentiss

• Score: 61/100
• State rank: #204
• US rank: #18336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prentiss, MS
• Population (ZIP): 6,128

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 10,128 people
• By 2030: 9,342 · -7.8%
• By 2040: 7,842 · -22.6%
• By 2050: 6,583 · -35.0%
• By 2075: 4,540 · -55.2%
• By 2100: 3,563 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 36% Two or more races 2%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Jefferson Davis

• 2024 margin: D (+13.8) · D 56.5% · R 42.8%
• 2008→2024 swing: -7.7pp toward R · 2008: 21.5pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+17.1 2016: D+20.1 2012: D+25.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 120.5458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+88.9% since first listed

11 events — show timeline

• 2026-04-03 Listed $85,000 HAAR
• 2026-02-23 Listed $95,000 MLSU
• 2025-09-30 Relisted — HAAR
• 2025-09-30 Price Changed $95,000 HAAR
• 2025-07-08 Pending — HAAR
• 2025-02-26 Listed $69,000 HAAR
• 2024-12-16 Listed $69,999 HAAR
• 2024-03-26 Listed $69,999 HAAR
• 2024-02-22 Listed $69,999 HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2022-06-04 Listed $45,000 HAAR

Property tax history

+7.4%/yr

Latest (2025): $817 · +1.6% YoY. Source: county tax records.