808 N 10th Ave · Laurel, MS 39440

$50,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 36 Days on market

Built 1954 9,570 sqft lot $56/sqft · 38% above area Est $36k · 38% 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
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located directly across from Daphne Park, this property is a great opportunity for an experienced investor or remodeler. A successful rental property for years, it offers strong potential as an income-producing property once again with the right vision and updates. With some elbow grease, this home could also be restored into a charming Southern cottage. Conveniently located near all that makes Laurel special. Buyer and buyer's agent to verify all information.

Key facts

• Conveniently located
• 9,570 sq ft lot
• Parking

Tags

• INCOME PRODUCING PROPERTY
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached carport (1 car); Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Raised foundation
• Construction: Brick veneer construction; Composition roof
• Exterior features: Garden; Porch with awning(s) and screened front porch

Interior

• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: High ceilings; Wood and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#92 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, commute F.
• Laurel School District (town): math 16% / reading 18% proficiency, ranked #101 of 130 in MS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 active listings in the ZIP; 23 units permitted in Jones County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jones County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.88% ✓
• Cap rate: 25.55%
• Cash-on-cash: 68.76%
• DSCR: 4.06
• GRM: 2.9

CMA / ARV

• ARV (median comp): $36,134
• List price: $50,000
• Delta: 38.37%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 N 14th Ave	0.68mi	2/1.0 (-1)	1,000 (+12%)	0mo	$125,000	$125	44

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: 68.2%
• Equity multiple: 4.07×
• Total profit: $43,006
• Equity at exit: $7,455

10-year hold

• IRR: 72.3%
• Equity multiple: 8.38×
• Total profit: $103,300
• Equity at exit: $4,323

Cash invested: $14,000 (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 39440

• Active inventory: 131
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $802

Break-even live

Break-even rent $424

Max offer price $50,000

Occupancy floor 39%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   status $50,000 Pending 36 DOM
2. 2026-06-18
   days on market $50,000 Active 36 DOM
3. 2026-06-17
   days on market $50,000 Active 35 DOM
4. 2026-06-16
   days on market $50,000 Active 34 DOM
5. 2026-06-15
   days on market $50,000 Active 33 DOM
6. 2026-06-13
   days on market $50,000 Active 31 DOM
7. 2026-06-12
   days on market $50,000 Active 30 DOM
8. 2026-06-09
   days on market $50,000 Active 27 DOM
9. 2026-06-08
   days on market $50,000 Active 26 DOM
10. 2026-06-07
    days on market $50,000 Active 25 DOM
11. 2026-06-05
    days on market $50,000 Active 23 DOM
12. 2026-06-04
    days on market $50,000 Active 21 DOM
13. 2026-06-02
    days on market $50,000 Active 20 DOM
14. 2026-06-01
    days on market $50,000 Active 19 DOM
15. 2026-05-31
    days on market $50,000 Active 18 DOM
16. 2026-05-13
    listed $50,000 Active 464-char remark

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $620 · $52/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 8/10 Severe 7 d/yr ≥108°F today · 20 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: $17,270
• − Mortgage interest: −$2,801
• − Property taxes: −$620
• − Insurance: −$250
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$1,455
• Taxable income: $9,381
• Est. tax owed @ 24.0%: −$2,251
• After-tax cash flow: $7,375/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: Laurel School District
• NCES district ID: 2802460
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $28,415
• Composite: 13.36/100
• National rank: #9535
• State rank: #101 of 130 in MS

Livability — Laurel

• Score: 66/100
• State rank: #92
• US rank: #11413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel, MS
• City population: 20,111
• Population (ZIP): 20,111

Population outlook (Jones County) Hauer SSP2

• Today (2025): 68,800 people
• By 2030: 68,773 · +-0.0%
• By 2040: 68,087 · -1.0%
• By 2050: 66,241 · -3.7%
• By 2075: 58,600 · -14.8%
• By 2100: 45,744 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Hispanic / Latino 6% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+46.8) · D 26.2% · R 73.0%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.6pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+42.2 2016: R+43.6 2012: R+38.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.63%
• Current HPI: 126.2541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-13 Listed $50,000 HAAR

Property tax history

+0.4%/yr

Latest (2025): $620 · +7.7% YoY. Source: county tax records.