2743 Mississippi 13 · Lumberton, MS 39455

$75,000

3 bd · 1.0 ba · 1,486 sqft · SingleFamily public records · 2 Days on market

Built 1949 Fair condition 2.00 ac lot Est $74k · at est.

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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
• Appreciation +8.6/10.0
• ARV discount +7.1/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Located in Pearl River County with easy access to I-59, this fixer-upper offers a great opportunity! The home sits on 2 acres of open land, bordered by pastures, giving it a quiet, rural feel with plenty of breathing room. The open setting allows for natural airflow, keeping things comfortable. Out back, a screened-in porch overlooks the surrounding pastureland — a nice spot to unwind at the end of the day. One of the more unique features of this property is the wood used throughout the home. It was sourced directly from the land and milled locally, giving the interior a natural, handcrafted quality that's hard to come by in newer construction. With some work and attention, this property has real potential. If you're looking for rural acreage with character and room to make it your own, this one is worth a look.

Key facts

• 2 acres of open land
• Screened-in porch
• 2 acre lot

Tags

• 2 ACRES OF OPEN LAND
• SCREENED-IN PORCH
• WOOD SOURCED FROM THE LAND

Property features AI

Finance

• Other: Approximately 2.0 acre lot

Exterior

• Parking: Carport (1 space); Direct access; Gravel parking surface
• Utilities: Septic tank sewer; Community water; Electricity connected; Sewer connected; Water connected; Fiber to the house
• Home design: Single-family house; One story; Fixer condition; Entry facing unspecified
• Construction: Asbestos construction material; Architectural shingle roof; Pillar/post/pier foundation; Built (year source: assessor)
• Exterior features: Private yard; Partial fencing; Cleared lot with few trees

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans for cooling; Window air conditioning unit(s)
• Interior features: Ceiling fans; High-speed internet
• Laundry & utility: Laundry room; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 14.8% vs local median 4.2% in Lumberton — 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 69/100 on livability (#53 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 300 active listings in the ZIP; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($519 loan paydown + $5k appreciation (7.2% local appreciation)).
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.56%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $74,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2743 Mississippi 13	0.00mi	3/1.0	1,486 (0%)	1mo	$75,000	$50	99

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

Projected returns pro-forma

7.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 3.92×
• Total profit: $61,298
• Equity at exit: $53,108

10-year hold

• IRR: 39.3%
• Equity multiple: 8.26×
• Total profit: $152,551
• Equity at exit: $101,928

Cash invested: $21,000 (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 39455

• Home prices YoY: 3.7%
• Active inventory: 300
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $535

Break-even live

Break-even rent $574

Max offer price $75,000

Occupancy floor 52%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   status Pending 829-char remark

   Show marketing remark (829 chars)

   Located in Pearl River County with easy access to I-59, this fixer-upper offers a great opportunity! The home sits on 2 acres of open land, bordered by pastures, giving it a quiet, rural feel with plenty of breathing room. The open setting allows for natural airflow, keeping things comfortable. Out back, a screened-in porch overlooks the surrounding pastureland — a nice spot to unwind at the end of the day. One of the more unique features of this property is the wood used throughout the home. It was sourced directly from the land and milled locally, giving the interior a natural, handcrafted quality that's hard to come by in newer construction. With some work and attention, this property has real potential. If you're looking for rural acreage with character and room to make it your own, this one is worth a look.

2. 2026-05-01
   historical Active Under Contract 829-char remark

   Show marketing remark (829 chars)

   Located in Pearl River County with easy access to I-59, this fixer-upper offers a great opportunity! The home sits on 2 acres of open land, bordered by pastures, giving it a quiet, rural feel with plenty of breathing room. The open setting allows for natural airflow, keeping things comfortable. Out back, a screened-in porch overlooks the surrounding pastureland — a nice spot to unwind at the end of the day. One of the more unique features of this property is the wood used throughout the home. It was sourced directly from the land and milled locally, giving the interior a natural, handcrafted quality that's hard to come by in newer construction. With some work and attention, this property has real potential. If you're looking for rural acreage with character and room to make it your own, this one is worth a look.

3. 2026-05-01
   status Pending

   Show marketing remark (829 chars)

   Located in Pearl River County with easy access to I-59, this fixer-upper offers a great opportunity! The home sits on 2 acres of open land, bordered by pastures, giving it a quiet, rural feel with plenty of breathing room. The open setting allows for natural airflow, keeping things comfortable. Out back, a screened-in porch overlooks the surrounding pastureland — a nice spot to unwind at the end of the day. One of the more unique features of this property is the wood used throughout the home. It was sourced directly from the land and milled locally, giving the interior a natural, handcrafted quality that's hard to come by in newer construction. With some work and attention, this property has real potential. If you're looking for rural acreage with character and room to make it your own, this one is worth a look.

4. 2026-04-29
   listed $75,000 Active 829-char remark

   Show marketing remark (829 chars)

   Located in Pearl River County with easy access to I-59, this fixer-upper offers a great opportunity! The home sits on 2 acres of open land, bordered by pastures, giving it a quiet, rural feel with plenty of breathing room. The open setting allows for natural airflow, keeping things comfortable. Out back, a screened-in porch overlooks the surrounding pastureland — a nice spot to unwind at the end of the day. One of the more unique features of this property is the wood used throughout the home. It was sourced directly from the land and milled locally, giving the interior a natural, handcrafted quality that's hard to come by in newer construction. With some work and attention, this property has real potential. If you're looking for rural acreage with character and room to make it your own, this one is worth a look.

5. 2026-04-29
   listed $75,000 Active

   Show marketing remark (829 chars)

   Located in Pearl River County with easy access to I-59, this fixer-upper offers a great opportunity! The home sits on 2 acres of open land, bordered by pastures, giving it a quiet, rural feel with plenty of breathing room. The open setting allows for natural airflow, keeping things comfortable. Out back, a screened-in porch overlooks the surrounding pastureland — a nice spot to unwind at the end of the day. One of the more unique features of this property is the wood used throughout the home. It was sourced directly from the land and milled locally, giving the interior a natural, handcrafted quality that's hard to come by in newer construction. With some work and attention, this property has real potential. If you're looking for rural acreage with character and room to make it your own, this one is worth a look.

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$245/yr (+$20/mo · 70.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $15,012
• − Mortgage interest: −$4,201
• − Property taxes: −$348
• − Insurance: −$375
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,182
• Taxable income: $5,505
• Est. tax owed @ 24.0%: −$1,321
• After-tax cash flow: $5,096/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This fixer-upper requires significant exterior and structural repairs, including a new roof and windows, to improve its condition and value.

Repairs flagged

• Major Exterior siding — Weathered and peeling
• Major Roof — Missing shingles and visible damage
• Major Windows — Old and possibly single-pane

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Replace roof — Fixes major structural issue and improves home's value
• Resale Upgrade windows — Improves energy efficiency and home's overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and peeling	Major	$15,000–50,000
Roof · Missing shingles and visible damage	Major	$15,000–50,000
Windows · Old and possibly single-pane	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Replace roof — Fixes major structural issue and improves home's value ↑
• Resale Upgrade windows — Improves energy efficiency and home's overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Lumberton

• Score: 69/100
• State rank: #53
• US rank: #8568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,030
• Population (ZIP): 9,030

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 3%
• Common ancestry: Lithuanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.23%
• Current HPI: 202.5728
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

5 events — show timeline

• 2026-05-07 Pending — PRCBOR
• 2026-05-01 Contingent — PRCBOR
• 2026-05-01 Pending — MLSU
• 2026-04-29 Listed $75,000 PRCBOR
• 2026-04-29 Listed $75,000 MLSU

Property tax history

-11.2%/yr

Latest (2024): $348 · +7.5% YoY. Source: county tax records.