109 Bailey Ave · Quitman, MS 39355

$85,000

4 bd · 1.0 ba · 2,252 sqft · SingleFamily public records · 3 Days on market

Built 1963 0.53 ac lot ↓ 40% since listing

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

4-bedroom, 3-bathroom home featuring a living room, kitchen, dining area, back porch, and a spacious backyard. This property offers plenty of potential for updates and improvements to suit your needs and personal style. Don't miss this opportunity to make this property your own.

Key facts

• 0.53 acre lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Attached parking; 1-space carport; Total 1 parking space
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House; One level
• Construction: Wood siding; Concrete perimeter foundation; Built (year source: public records)
• Exterior features: Asphalt roof; Lot approximately 0.53 acres

Interior

• Kitchen: Dishwasher; Electric range; Oven
• Bathrooms: 3 full bathrooms
• Interior features: Dishwasher; Electric range; Oven; Central heating; Central air

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 63/100 on livability (#153 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.
• Quitman School District (rural): math 13% / reading 18% proficiency, ranked #106 of 130 in MS (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $130 of equity ($588 loan paydown + $-458 appreciation (-0.5% local appreciation)).
• Clarke County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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

• 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 $85,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.72%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $240,964
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 E Church St	0.13mi	3/3.0 (-1)	2,316 (+3%)	6mo	$248,000	$107	71
100 Patton Pl	0.36mi	4/3.0	2,336 (+4%)	22mo	$190,000	$81	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.96×
• Total profit: $22,838
• Equity at exit: $22,414

10-year hold

• IRR: 25.3%
• Equity multiple: 3.69×
• Total profit: $64,106
• Equity at exit: $25,193

Cash invested: $23,800 (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 39355

• Home prices YoY: -0.5%
• Active inventory: 14
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $431

Break-even live

Break-even rent $750

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $479	-5% $455	+0% $431	+5% $407	+10% $383
Rent	-10% $328	-5% $380	+0% $431	+5% $482	+10% $533
Rate	-1.0pp $474	-0.5pp $452	base $431	+0.5pp $409	+1.0pp $386

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $85,000 Active 3 DOM
2. 2026-06-19
   remarks 279-char remark
3. 2026-06-19
   listed $85,000 Active 1 DOM

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,341 · $112/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $15,549
• − Mortgage interest: −$4,761
• − Property taxes: −$1,341
• − Insurance: −$425
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,473
• Taxable income: $4,061
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $4,194/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: Quitman School District
• NCES district ID: 2803780
• Math proficiency: 13% ▼ -18.00%
• Reading proficiency: 18% ▼ -10.00%
• Median HH income: $30,062
• Composite: 12.26/100
• National rank: #9646
• State rank: #106 of 130 in MS

Livability — Quitman

• Score: 63/100
• State rank: #153
• US rank: #15260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quitman, MS
• Population (ZIP): 6,056

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 14,792 people
• By 2030: 14,085 · -4.8%
• By 2040: 12,619 · -14.7%
• By 2050: 11,225 · -24.1%
• By 2075: 8,511 · -42.5%
• By 2100: 6,820 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 32% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Clarke

• 2024 margin: Solid R (+35.2) · D 32.1% · R 67.3%
• 2008→2024 swing: -10.1pp toward R · 2008: -25.1pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+30.9 2016: R+32.8 2012: R+23.9 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.54%
• Current HPI: 110.0748
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-40.4% since first listed

15 events — show timeline

• 2026-06-18 Listed $85,000 MLSU
• 2026-06-18 Listed $85,000 EMR
• 2026-03-20 Relisted — EMR
• 2026-02-27 Price Changed $90,000 EMR
• 2026-01-22 Price Changed $93,000 EMR
• 2025-12-22 Listed $95,000 EMR
• 2024-02-23 Sold (MLS) — EMR
• 2023-12-01 Contingent — EMR
• 2023-11-01 Price Changed $155,000 EMR
• 2023-09-01 Relisted — EMR
• 2023-09-01 Price Changed $169,000 EMR
• 2023-08-24 Delisted — EMR
• 2023-03-08 Listed $173,900 EMR
• 2021-08-10 Sold (MLS) — EMR
• 2021-04-09 Listed $142,500 EMR

Property tax history

+21.8%/yr

Latest (2025): $1,341 · +0.7% YoY. Source: county tax records.