158 Sixth St · Decatur, MS 39327

$165,000

4 bd · 1.0 ba · 1,829 sqft · SingleFamily public records · 26 Days on market

Built 1950 Est $274k · 40% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Appreciation +5.9/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

This recently remodeled property is move in ready and in Newton County School District. This charming home has 4 Bedrooms/2 Bathrooms and is conveniently located to downtown Decatur on a quite street. There is easy access to Highways 15 & 503. Features to note are the spacious floor plan, updated kitchen, new cabinets, interior laundry room, hard wood and ceramic tile floors. A Must See House!

Key facts

• Small storage room
• Updated windows
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• UPDATED WINDOWS
• SMALL STORAGE ROOM
• LOFT IN BACK OF GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (29.2% below list).
• Recommended offer: $117k (29.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#39 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: amenities F, commute F, employment F.
• Newton County School District (rural): math 46% / reading 47% proficiency, ranked #25 of 130 in MS (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Newton County Elementary School (math 63% / reading 59%, grade B, #25 of 375 statewide, top 7%, 877 students, 100% FRL); Newton County High School (math 34% / reading 38%, grade F, #65 of 197 statewide, top 33%, 811 students, 100% FRL) — zoned schools average 100% FRL vs 47% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Newton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Newton County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,855 (29.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $274,350
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 N 8th Ave	0.33mi	3/2.0 (-1)	1,664 (-9%)	1mo	$249,000	$150	60

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

Projected returns pro-forma

1.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.10×
• Total profit: $4,829
• Equity at exit: $63,932

10-year hold

• IRR: 6.0%
• Equity multiple: 1.80×
• Total profit: $37,183
• Equity at exit: $91,188

Cash invested: $46,200 (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 39327

• Home prices YoY: 1.4%
• Active inventory: 13
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-84

Break-even live

Break-even rent $1,275

Max offer price $150,191

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-37	+0% $-84	+5% $-131	+10% $-177
Rent	-10% $-176	-5% $-130	+0% $-84	+5% $-38	+10% $8
Rate	-1.0pp $-1	-0.5pp $-42	base $-84	+0.5pp $-127	+1.0pp $-170

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $165,000 Active 26 DOM
2. 2026-06-21
   days on market $165,000 Active 25 DOM
3. 2026-06-18
   days on market $165,000 Active 23 DOM
4. 2026-06-17
   days on market $165,000 Active 22 DOM
5. 2026-06-16
   days on market $165,000 Active 21 DOM
6. 2026-06-15
   days on market $165,000 Active 20 DOM
7. 2026-06-14
   days on market $165,000 Active 18 DOM
8. 2026-06-12
   days on market $165,000 Active 17 DOM
9. 2026-06-09
   days on market $165,000 Active 14 DOM
10. 2026-06-08
    days on market $165,000 Active 13 DOM
11. 2026-06-07
    days on market $165,000 Active 12 DOM
12. 2026-06-07
    days on market $165,000 Active 11 DOM
13. 2026-06-04
    days on market $165,000 Active 8 DOM
14. 2026-06-02
    days on market $165,000 Active 7 DOM
15. 2026-06-01
    days on market $165,000 Active 6 DOM
16. 2026-05-31
    days on market $165,000 Active 5 DOM
17. 2026-05-26
    listed $165,000 Active
18. 2017-12-05
    soldstatus 403-char remark

    Show marketing remark (403 chars)

    This recently remodeled property is move in ready and in Newton County School District. This charming home has 4 Bedrooms/2 Bathrooms and is conveniently located to downtown Decatur on a quite street. There is easy access to Highways 15 & 503. Features to note are the spacious floor plan, updated kitchen, new cabinets, interior laundry room, hard wood and ceramic tile floors. A Must See House!

19. 2017-02-16
    listed $119,000 403-char remark

    Show marketing remark (403 chars)

    This recently remodeled property is move in ready and in Newton County School District. This charming home has 4 Bedrooms/2 Bathrooms and is conveniently located to downtown Decatur on a quite street. There is easy access to Highways 15 & 503. Features to note are the spacious floor plan, updated kitchen, new cabinets, interior laundry room, hard wood and ceramic tile floors. A Must See House!

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$428/yr (+$36/mo · 48.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 22 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: $14,023
• − Mortgage interest: −$9,243
• − Property taxes: −$875
• − Insurance: −$825
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$4,800
• Taxable loss: −$3,964
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $-55/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: Newton County School District
• NCES district ID: 2803150
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $38,029
• Composite: 38.74/100
• National rank: #4127
• State rank: #25 of 130 in MS

Livability — Decatur

• Score: 70/100
• State rank: #39
• US rank: #7553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Decatur, MS
• City population: 4,675
• Population (ZIP): 4,675

Population outlook (Newton County) Hauer SSP2

• Today (2025): 21,329 people
• By 2030: 20,990 · -1.6%
• By 2040: 20,188 · -5.3%
• By 2050: 19,212 · -9.9%
• By 2075: 16,424 · -23.0%
• By 2100: 13,006 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 22% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Serbian 1% Scotch-Irish 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.2%
• 2008→2024 swing: -9.2pp toward R · 2008: -34.1pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+38.5 2016: R+39.3 2012: R+31.4 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.87%
• Current HPI: 140.6768
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+38.7% since first listed

3 events — show timeline

• 2026-05-26 Listed $165,000 FSBO.com
• 2017-12-05 Sold (MLS) — EMR
• 2017-02-16 Listed $119,000 EMR

Property tax history

+2.2%/yr

Latest (2025): $875 · +0.0% YoY. Source: county tax records.