739 Hwy 9W (home in Paris in Lafayette County) · Paris, MS 38915

$53,900

2 bd · 1.0 ba · 812 sqft · SingleFamily · 4 Days on market

Built 1997 Fair condition 0.55 ac lot

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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 +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks

Affordable Living! Has nice driveway, septic treatment plant, community water, electric. Window AC . HOME SOLD AS IS , LOOKING FOR CASH BUYER

Key facts

• Electric
• Community water
• 0.55 acre lot

Tags

• SEPTIC TREATMENT PLANT
• COMMUNITY WATER
• ELECTRIC

Property features AI

Exterior

• Parking: Gravel parking
• Home design: Residential property
• Construction: Metal roof; Crawl space foundation
• Exterior features: Front porch; 0.55-acre lot; Zoned LAFAYETTE - A-1

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s); Ceiling fan(s)
• Interior features: Dryer; Washer; Electric range; Refrigerator; Electric water heater; Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $54k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Calhoun County School District (rural): math 28% / reading 29% proficiency, ranked #75 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 10 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($373 loan paydown + $1k appreciation (2.4% local appreciation)).
• Calhoun County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $53,900

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.38%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.77×
• Total profit: $26,677
• Equity at exit: $22,361

10-year hold

• IRR: 33.1%
• Equity multiple: 5.41×
• Total profit: $66,507
• Equity at exit: $33,070

Cash invested: $15,092 (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 38915

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$67 /mo · $808/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $344

Break-even live

Break-even rent $472

Max offer price $53,900

Occupancy floor 57%

Sensitivity live

Price	-10% $382	-5% $363	+0% $344	+5% $326	+10% $307
Rent	-10% $273	-5% $309	+0% $344	+5% $380	+10% $416
Rate	-1.0pp $372	-0.5pp $358	base $344	+0.5pp $330	+1.0pp $316

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: $13,475
• Closing costs: $1,617
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-12
   statusdays on market $53,900 Pending 4 DOM
2. 2026-06-09
   remarks 142-char remark
3. 2026-06-09
   listed $53,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,889
• − Mortgage interest: −$3,019
• − Property taxes: −$808
• − Insurance: −$270
• − Repairs & maintenance: −$871
• − Management: −$871
• − Depreciation: −$1,568
• Taxable income: $3,481
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $3,297/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, including replacing the roof, exterior siding, and HVAC unit, as well as trimming the overgrown vegetation. However, with these updates, the home has the potential to be a great investment with a high resale and rental value.

Repairs flagged

• Major Roof — The roof appears to be in poor condition and will need to be replaced.
• Major Exterior siding — The exterior siding is rusted and weathered and will need to be replaced.
• Major Deck — The deck appears to be in poor condition and will need to be replaced or repaired.
• Major Landscaping — The landscaping is overgrown and will need to be trimmed and improved to enhance the curb appeal.

Value-add opportunities

• Both Replace the roof and exterior siding — Replacing the roof and exterior siding will improve the overall condition of the home and enhance its curb appeal.
• Both Replace the HVAC unit — Replacing the HVAC unit will improve the comfort and energy efficiency of the home, which will appeal to both buyers and renters.
• Both Trim the overgrown vegetation — Trimming the overgrown vegetation will improve the curb appeal and make the property more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · The roof appears to be in poor condition and will need to be replaced.	Major	$15,000–50,000
Exterior siding · The exterior siding is rusted and weathered and will need to be replaced.	Major	$15,000–50,000
Deck · The deck appears to be in poor condition and will need to be replaced or repaired.	Major	$15,000–50,000
Landscaping · The landscaping is overgrown and will need to be trimmed and improved to enhance the curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Replace the roof and exterior siding — Replacing the roof and exterior siding will improve the overall condition of the home and enhance its curb appeal. ↑
• Both Replace the HVAC unit — Replacing the HVAC unit will improve the comfort and energy efficiency of the home, which will appeal to both buyers and renters. ↑
• Both Trim the overgrown vegetation — Trimming the overgrown vegetation will improve the curb appeal and make the property more attractive to potential buyers and renters. ↑

ⓘ 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: Calhoun County School District
• NCES district ID: 2800870
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,951
• Composite: 23.14/100
• National rank: #7952
• State rank: #75 of 130 in MS

Livability — Paris

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,186

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,108 people
• By 2030: 13,650 · -3.2%
• By 2040: 12,586 · -10.8%
• By 2050: 11,417 · -19.1%
• By 2075: 8,381 · -40.6%
• By 2100: 5,478 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 29% Two or more races 3%
• Common ancestry: Italian 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+48.0) · D 25.6% · R 73.6%
• 2008→2024 swing: -20.3pp toward R · 2008: -27.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+41.3 2016: R+39.1 2012: R+27.3 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 143.4197
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-08 Listed $53,900 NCMBR