1104 Fairview Dr · Waynesboro, MS 39367

$119,000

4 bd · 1.0 ba · 2,332 sqft · SingleFamily public records · 292 Days on market

Built 1961 0.37 ac lot $51/sqft · 41% below area Est $201k · 41% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come home to 1104 Fairview Drive in Waynesboro! This spacious 4bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make. Share Recommend it yours! Schedule your private showing, TODAY!

Key facts

• Fresh paint
• Expansive yard
• Updated flooring

Tags

• UPDATED FLOORING
• FRESH PAINT
• EXPANSIVE YARD
• GENEROUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#140 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Wayne County School District (town): math 24% / reading 29% proficiency, ranked #79 of 130 in MS (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 7 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $61k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $201,356
• List price: $119,000
• Delta: -40.90%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,911
• Equity at exit: $17,743

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $16,263
• Equity at exit: $10,289

Cash invested: $33,320 (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 39367

• Home prices YoY: -30.7%
• Active inventory: 45
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $242

Break-even live

Break-even rent $910

Max offer price $119,000

Occupancy floor 75%

Sensitivity live

Price	-10% $309	-5% $276	+0% $242	+5% $208	+10% $175
Rent	-10% $146	-5% $194	+0% $242	+5% $290	+10% $338
Rate	-1.0pp $302	-0.5pp $272	base $242	+0.5pp $211	+1.0pp $180

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $119,000 Active 292 DOM
2. 2026-06-18
   days on market $119,000 Active 290 DOM
3. 2026-06-17
   days on market $119,000 Active 289 DOM
4. 2026-06-16
   days on market $119,000 Active 288 DOM
5. 2026-06-15
   days on market $119,000 Active 287 DOM
6. 2026-06-13
   days on market $119,000 Active 285 DOM
7. 2026-06-12
   days on market $119,000 Active 284 DOM
8. 2026-06-09
   days on market $119,000 Active 281 DOM
9. 2026-06-08
   days on market $119,000 Active 280 DOM
10. 2026-06-07
    days on market $119,000 Active 279 DOM
11. 2026-06-07
    days on market $119,000 Active 278 DOM
12. 2026-04-10
    price $119,000 759-char remark

    Show marketing remark (759 chars)

    Come home to 1104 Fairview Drive in Waynesboro! This spacious 4bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make. Share Recommend it yours! Schedule your private showing, TODAY!

13. 2026-04-09
    price $119,000 783-char remark

    Show marketing remark (783 chars)

    ***THIS HOME IS PRICED TO SELL!!! Come home to 1104 Fairview Drive in Waynesboro! This spacious 4 bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make it yours! Schedule your private showing, TODAY!

14. 2026-02-24
    status Active 783-char remark

    Show marketing remark (783 chars)

    ***THIS HOME IS PRICED TO SELL!!! Come home to 1104 Fairview Drive in Waynesboro! This spacious 4 bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make it yours! Schedule your private showing, TODAY!

15. 2026-02-22
    historical 783-char remark

    Show marketing remark (783 chars)

    ***THIS HOME IS PRICED TO SELL!!! Come home to 1104 Fairview Drive in Waynesboro! This spacious 4 bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make it yours! Schedule your private showing, TODAY!

16. 2026-02-18
    price $134,900 759-char remark

    Show marketing remark (759 chars)

    Come home to 1104 Fairview Drive in Waynesboro! This spacious 4bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make. Share Recommend it yours! Schedule your private showing, TODAY!

17. 2026-02-17
    price $134,900 783-char remark

    Show marketing remark (783 chars)

    ***THIS HOME IS PRICED TO SELL!!! Come home to 1104 Fairview Drive in Waynesboro! This spacious 4 bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make it yours! Schedule your private showing, TODAY!

18. 2025-11-03
    price $144,900 759-char remark

    Show marketing remark (759 chars)

    Come home to 1104 Fairview Drive in Waynesboro! This spacious 4bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make. Share Recommend it yours! Schedule your private showing, TODAY!

19. 2025-10-31
    price $144,900 783-char remark

    Show marketing remark (783 chars)

    ***THIS HOME IS PRICED TO SELL!!! Come home to 1104 Fairview Drive in Waynesboro! This spacious 4 bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make it yours! Schedule your private showing, TODAY!

20. 2025-10-12
    price $164,900 759-char remark

    Show marketing remark (759 chars)

    Come home to 1104 Fairview Drive in Waynesboro! This spacious 4bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make. Share Recommend it yours! Schedule your private showing, TODAY!

21. 2025-10-10
    price $164,900 783-char remark

    Show marketing remark (783 chars)

    ***THIS HOME IS PRICED TO SELL!!! Come home to 1104 Fairview Drive in Waynesboro! This spacious 4 bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make it yours! Schedule your private showing, TODAY!

22. 2025-09-29
    listed $179,900 Active 759-char remark

    Show marketing remark (759 chars)

    Come home to 1104 Fairview Drive in Waynesboro! This spacious 4bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make. Share Recommend it yours! Schedule your private showing, TODAY!

23. 2025-09-18
    price $172,900 783-char remark

    Show marketing remark (783 chars)

    ***THIS HOME IS PRICED TO SELL!!! Come home to 1104 Fairview Drive in Waynesboro! This spacious 4 bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make it yours! Schedule your private showing, TODAY!

24. 2025-09-09
    price $179,900 783-char remark

    Show marketing remark (783 chars)

    ***THIS HOME IS PRICED TO SELL!!! Come home to 1104 Fairview Drive in Waynesboro! This spacious 4 bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make it yours! Schedule your private showing, TODAY!

25. 2025-08-26
    listed $184,900 Active 783-char remark

    Show marketing remark (783 chars)

    ***THIS HOME IS PRICED TO SELL!!! Come home to 1104 Fairview Drive in Waynesboro! This spacious 4 bedroom, 2 bath home with 2,332 sq. ft. combines comfort, character, and potential. Enjoy updated flooring and fresh paint that bring a modern touch, while still leaving plenty of opportunity to add your own creative ideas and imagination. Inside, the generous living areas are perfect for family gatherings, while the large bedrooms offer privacy and relaxation. Outside, the expansive yard is ideal for entertaining, gardening, or simply enjoying the outdoors. Conveniently located near schools, shopping, and dining, this property offers small-town charm with modern updates. Don't miss your chance to bring your vision and make it yours! Schedule your private showing, TODAY!

26. 2024-10-28
    price $115,000
27. 2024-10-28
    historical
28. 2024-10-08
    listed $120,000 Active
29. 2013-12-13
    soldstatus
30. 2010-06-25
    listed $59,900

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$395/yr (+$33/mo · 72.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,599
• − Mortgage interest: −$6,666
• − Property taxes: −$545
• − Insurance: −$595
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,462
• Taxable income: $996
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,666/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: Wayne County School District
• NCES district ID: 2804530
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $32,885
• Composite: 21.65/100
• National rank: #8283
• State rank: #79 of 130 in MS

Livability — Waynesboro

• Score: 64/100
• State rank: #140
• US rank: #14735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesboro, MS
• Population (ZIP): 13,401

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 19,737 people
• By 2030: 19,116 · -3.1%
• By 2040: 17,754 · -10.0%
• By 2050: 16,267 · -17.6%
• By 2075: 12,858 · -34.9%
• By 2100: 10,121 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 52% Black 40% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Scotch-Irish 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+32.7) · D 33.2% · R 65.9%
• 2008→2024 swing: -11.0pp toward R · 2008: -21.8pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+26.6 2016: R+25.8 2012: R+19.1 2008: R+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.56%
• Current HPI: 139.1889
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+98.7% since first listed

19 events — show timeline

• 2026-04-10 Price Changed $119,000 HAAR
• 2026-04-09 Price Changed $119,000 MLSU
• 2026-02-24 Relisted — MLSU
• 2026-02-22 Listing Removed — MLSU
• 2026-02-18 Price Changed $134,900 HAAR
• 2026-02-17 Price Changed $134,900 MLSU
• 2025-11-03 Price Changed $144,900 HAAR
• 2025-10-31 Price Changed $144,900 MLSU
• 2025-10-12 Price Changed $164,900 HAAR
• 2025-10-10 Price Changed $164,900 MLSU
• 2025-09-29 Listed $179,900 HAAR
• 2025-09-18 Price Changed $172,900 MLSU
• 2025-09-09 Price Changed $179,900 MLSU
• 2025-08-26 Listed $184,900 MLSU
• 2024-10-28 Price Changed $115,000 MLSU
• 2024-10-28 Listing Removed — MLSU
• 2024-10-08 Listed $120,000 MLSU
• 2013-12-13 Sold (MLS) — LBOR
• 2010-06-25 Listed $59,900 LBOR

Property tax history

+3.4%/yr

Latest (2025): $545 · +0.0% YoY. Source: county tax records.