155 Main St · Raleigh, MS 39153

$66,500

4 bd · 1.5 ba · 2,153 sqft · Other public records · 249 Days on market

Built 1933 0.98 ac lot $31/sqft · 58% below area ↓ 16% since listing

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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 +5.2/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 4 bedroom with 2 full baths and 2 half baths in the town of Raleigh, MS on 155 Main Street is looking for its new owner. Hardwood floors. 2 fireplaces. Tall ceilings. There is NO interior access to this property. Exterior viewing only. CASH ONLY. This is an Auction sale through Hubzu Auctions.

Key facts

• Fireplaces
• Tall ceilings
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FIREPLACES
• TALL CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $66k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#216 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Smith County School District (rural): math 35% / reading 35% proficiency, ranked #55 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Raleigh Elementary School (math 23% / reading 39%, grade F, #185 of 375 statewide, top 49%, 587 students, 100% FRL); Raleigh High School (math 47% / reading 35%, grade F, #49 of 197 statewide, top 25%, 442 students, 99% FRL) — zoned schools average 99% FRL vs 58% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $714 of equity ($460 loan paydown + $254 appreciation (0.4% local appreciation)).
• Smith County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $27k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 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 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.78% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.33%
• DSCR: 2.17
• GRM: 4.7

CMA / ARV

• ARV (median comp): $186,335
• List price: $66,500
• Delta: -64.31%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.36×
• Total profit: $25,341
• Equity at exit: $20,590

10-year hold

• IRR: 30.8%
• Equity multiple: 4.54×
• Total profit: $65,924
• Equity at exit: $25,797

Cash invested: $18,620 (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 39153

• Home prices YoY: 0.3%
• Active inventory: 12
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$349
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $409

Break-even live

Break-even rent $668

Max offer price $66,500

Occupancy floor 61%

Sensitivity live

Price	-10% $446	-5% $427	+0% $409	+5% $390	+10% $371
Rent	-10% $315	-5% $362	+0% $409	+5% $455	+10% $502
Rate	-1.0pp $442	-0.5pp $425	base $409	+0.5pp $391	+1.0pp $374

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: $16,625
• Closing costs: $1,995
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-23
   days on market $66,500 Active 249 DOM
2. 2026-06-21
   days on market $66,500 Active 248 DOM
3. 2026-06-18
   days on market $66,500 Active 245 DOM
4. 2026-06-17
   days on market $66,500 Active 244 DOM
5. 2026-06-16
   days on market $66,500 Active 243 DOM
6. 2026-06-15
   days on market $66,500 Active 242 DOM
7. 2026-06-14
   days on market $66,500 Active 240 DOM
8. 2026-06-10
   days on market $66,500 Active 237 DOM
9. 2026-06-09
   days on market $66,500 Active 236 DOM
10. 2026-06-08
    days on market $66,500 Active 235 DOM
11. 2026-06-07
    days on market $66,500 Active 234 DOM
12. 2026-06-05
    days on market $66,500 Active 231 DOM
13. 2026-06-03
    days on market $66,500 Active 230 DOM
14. 2026-06-02
    days on market $66,500 Active 229 DOM
15. 2026-06-01
    days on market $66,500 Active 228 DOM
16. 2026-05-31
    days on market $66,500 Active 227 DOM
17. 2026-05-30
    days on market $66,500 Active 226 DOM
18. 2026-04-22
    price $66,500 299-char remark

    Show marketing remark (299 chars)

    This 4 bedroom with 2 full baths and 2 half baths in the town of Raleigh, MS on 155 Main Street is looking for its new owner. Hardwood floors. 2 fireplaces. Tall ceilings. There is NO interior access to this property. Exterior viewing only. CASH ONLY. This is an Auction sale through Hubzu Auctions.

19. 2026-02-24
    price $72,000 299-char remark

    Show marketing remark (299 chars)

    This 4 bedroom with 2 full baths and 2 half baths in the town of Raleigh, MS on 155 Main Street is looking for its new owner. Hardwood floors. 2 fireplaces. Tall ceilings. There is NO interior access to this property. Exterior viewing only. CASH ONLY. This is an Auction sale through Hubzu Auctions.

20. 2026-01-05
    price $79,900 299-char remark

    Show marketing remark (299 chars)

    This 4 bedroom with 2 full baths and 2 half baths in the town of Raleigh, MS on 155 Main Street is looking for its new owner. Hardwood floors. 2 fireplaces. Tall ceilings. There is NO interior access to this property. Exterior viewing only. CASH ONLY. This is an Auction sale through Hubzu Auctions.

21. 2025-11-27
    price $87,500 299-char remark

    Show marketing remark (299 chars)

    This 4 bedroom with 2 full baths and 2 half baths in the town of Raleigh, MS on 155 Main Street is looking for its new owner. Hardwood floors. 2 fireplaces. Tall ceilings. There is NO interior access to this property. Exterior viewing only. CASH ONLY. This is an Auction sale through Hubzu Auctions.

22. 2025-10-16
    listed $93,600 Active 299-char remark

    Show marketing remark (299 chars)

    This 4 bedroom with 2 full baths and 2 half baths in the town of Raleigh, MS on 155 Main Street is looking for its new owner. Hardwood floors. 2 fireplaces. Tall ceilings. There is NO interior access to this property. Exterior viewing only. CASH ONLY. This is an Auction sale through Hubzu Auctions.

23. 2025-05-22
    historical
24. 2024-12-19
    price $97,000
25. 2024-10-29
    price $107,000
26. 2024-07-02
    listed $110,000 Active
27. 2021-10-02
    historical
28. 2011-04-20
    listed $79,000
29. 2005-01-28
    soldstatus

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,812 · $151/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $14,218
• − Mortgage interest: −$3,725
• − Property taxes: −$1,812
• − Insurance: −$332
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$1,935
• Taxable income: $4,139
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $3,910/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: Smith County School District
• NCES district ID: 2804020
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $36,791
• Composite: 29.09/100
• National rank: #6597
• State rank: #55 of 130 in MS

Livability — Raleigh

• Score: 60/100
• State rank: #216
• US rank: #18851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raleigh, MS
• Population (ZIP): 2,443

Population outlook (Smith County) Hauer SSP2

• Today (2025): 15,231 people
• By 2030: 14,658 · -3.8%
• By 2040: 13,448 · -11.7%
• By 2050: 12,234 · -19.7%
• By 2075: 9,527 · -37.4%
• By 2100: 7,537 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 32% Hispanic / Latino 2%
• Common ancestry: Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+60.7) · D 19.4% · R 80.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -51.7pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+56.0 2016: R+56.6 2012: R+50.2 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.38%
• Current HPI: 128.5276
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.8% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $66,500 MLSU
• 2026-02-24 Price Changed $72,000 MLSU
• 2026-01-05 Price Changed $79,900 MLSU
• 2025-11-27 Price Changed $87,500 MLSU
• 2025-10-16 Listed $93,600 MLSU
• 2025-05-22 Listing Removed — MLSU
• 2024-12-19 Price Changed $97,000 MLSU
• 2024-10-29 Price Changed $107,000 MLSU
• 2024-07-02 Listed $110,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2011-04-20 Listed $79,000 MLSU
• 2005-01-28 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,812 · +25.9% YoY. Source: county tax records.