7710 Highway 13 · Prentiss, MS 39474

$110,000

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 108 Days on market

Built 1947 1.00 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 +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

More photos coming. Updated/Partially Remodeled 2 bedroom, 1 bath home on 1 fence in acre. SOLD AS IS - SELLER WILL NOT MAKE ANY REPAIRS. This quaint home features a spacious kitchen, large laundry/utility room, full formal dining room open concept plan dining to living room. Original hardwood floors in living, dining, hall and bedrooms. New vinyl flooring in kitchen, laundry, bath and primary closet. Roof and central air and heat are less than 3 years old. All new electrical wiring and new panel less than 3 years old. Granite countertops in kitchen and appliances less than 3 years old, refrigerator, microwave, and range over. Water heater is less than 3 years old. Covered parking for one car and storage shed. Updated light fixtures and ceiling fans, granite top bathroom vanity. Property has a bountiful Honeycrisp Apple tree, a large high yielding blueberry bush and multiple pear trees on the property.

Key facts

• Open concept plan
• Spacious kitchen
• New vinyl flooring

Tags

• SPACIOUS KITCHEN
• LARGE LAUNDRY UTILITY ROOM
• FULL FORMAL DINING ROOM
• OPEN CONCEPT PLAN
• ORIGINAL HARDWOOD FLOORS
• NEW VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#204 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety D, schools F.
• Jefferson Davis County School District (rural): math 14% / reading 20% proficiency, ranked #104 of 130 in MS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($761 loan paydown + $294 appreciation (0.3% local appreciation)).
• Jefferson Davis County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 47% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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: 2.57% ✓
• Cap rate: 23.11%
• Cash-on-cash: 60.07%
• DSCR: 3.67
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.1%
• Equity multiple: 4.13×
• Total profit: $96,367
• Equity at exit: $33,421

10-year hold

• IRR: 64.0%
• Equity multiple: 8.35×
• Total profit: $226,370
• Equity at exit: $41,375

Cash invested: $30,800 (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 39474

• Home prices YoY: 0.2%
• Active inventory: 46
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,822 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $1,542

Break-even live

Break-even rent $871

Max offer price $110,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,604	-5% $1,573	+0% $1,542	+5% $1,511	+10% $1,479
Rent	-10% $1,319	-5% $1,430	+0% $1,542	+5% $1,653	+10% $1,765
Rate	-1.0pp $1,597	-0.5pp $1,570	base $1,542	+0.5pp $1,513	+1.0pp $1,484

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-04
   listed $75,000 Active 915-char remark

   Show marketing remark (915 chars)

   More photos coming. Updated/Partially Remodeled 2 bedroom, 1 bath home on 1 fence in acre. SOLD AS IS - SELLER WILL NOT MAKE ANY REPAIRS. This quaint home features a spacious kitchen, large laundry/utility room, full formal dining room open concept plan dining to living room. Original hardwood floors in living, dining, hall and bedrooms. New vinyl flooring in kitchen, laundry, bath and primary closet. Roof and central air and heat are less than 3 years old. All new electrical wiring and new panel less than 3 years old. Granite countertops in kitchen and appliances less than 3 years old, refrigerator, microwave, and range over. Water heater is less than 3 years old. Covered parking for one car and storage shed. Updated light fixtures and ceiling fans, granite top bathroom vanity. Property has a bountiful Honeycrisp Apple tree, a large high yielding blueberry bush and multiple pear trees on the property.

2. 2026-04-26
   price $75,000 775-char remark

   Show marketing remark (775 chars)

   Updated/Partially Remodeled 2 bedroom, 1 bath home on 1 fence in acre. SOLD AS IS - SELLER WILL NOT MAKE ANY REPAIRS. This quaint home features a spacious kitchen, large laundry/utility room, full formal dining room open concept plan dining to living room. Original hardwood floors in living, dining, hall and bedrooms. New vinyl flooring in kitchen, laundry, bath and primary closet. Roof and central air and heat are less than 3 years old. All new electrical wiring and new panel less than 3 years old. Granite countertops in kitchen and appliances less than 3 years old, refrigerator, microwave, and range over. Water heater is less than 3 years old. Covered parking for one car and storage shed. Updated light fixtures and ceiling fans, granite top bathroom vanity.

3. 2026-04-19
   price $79,000 775-char remark

   Show marketing remark (775 chars)

   Updated/Partially Remodeled 2 bedroom, 1 bath home on 1 fence in acre. SOLD AS IS - SELLER WILL NOT MAKE ANY REPAIRS. This quaint home features a spacious kitchen, large laundry/utility room, full formal dining room open concept plan dining to living room. Original hardwood floors in living, dining, hall and bedrooms. New vinyl flooring in kitchen, laundry, bath and primary closet. Roof and central air and heat are less than 3 years old. All new electrical wiring and new panel less than 3 years old. Granite countertops in kitchen and appliances less than 3 years old, refrigerator, microwave, and range over. Water heater is less than 3 years old. Covered parking for one car and storage shed. Updated light fixtures and ceiling fans, granite top bathroom vanity.

4. 2026-04-15
   price $81,000 775-char remark

   Show marketing remark (775 chars)

   Updated/Partially Remodeled 2 bedroom, 1 bath home on 1 fence in acre. SOLD AS IS - SELLER WILL NOT MAKE ANY REPAIRS. This quaint home features a spacious kitchen, large laundry/utility room, full formal dining room open concept plan dining to living room. Original hardwood floors in living, dining, hall and bedrooms. New vinyl flooring in kitchen, laundry, bath and primary closet. Roof and central air and heat are less than 3 years old. All new electrical wiring and new panel less than 3 years old. Granite countertops in kitchen and appliances less than 3 years old, refrigerator, microwave, and range over. Water heater is less than 3 years old. Covered parking for one car and storage shed. Updated light fixtures and ceiling fans, granite top bathroom vanity.

5. 2026-04-05
   price $82,000 775-char remark

   Show marketing remark (775 chars)

   Updated/Partially Remodeled 2 bedroom, 1 bath home on 1 fence in acre. SOLD AS IS - SELLER WILL NOT MAKE ANY REPAIRS. This quaint home features a spacious kitchen, large laundry/utility room, full formal dining room open concept plan dining to living room. Original hardwood floors in living, dining, hall and bedrooms. New vinyl flooring in kitchen, laundry, bath and primary closet. Roof and central air and heat are less than 3 years old. All new electrical wiring and new panel less than 3 years old. Granite countertops in kitchen and appliances less than 3 years old, refrigerator, microwave, and range over. Water heater is less than 3 years old. Covered parking for one car and storage shed. Updated light fixtures and ceiling fans, granite top bathroom vanity.

6. 2026-03-23
   price $84,900 775-char remark

   Show marketing remark (775 chars)

   Updated/Partially Remodeled 2 bedroom, 1 bath home on 1 fence in acre. SOLD AS IS - SELLER WILL NOT MAKE ANY REPAIRS. This quaint home features a spacious kitchen, large laundry/utility room, full formal dining room open concept plan dining to living room. Original hardwood floors in living, dining, hall and bedrooms. New vinyl flooring in kitchen, laundry, bath and primary closet. Roof and central air and heat are less than 3 years old. All new electrical wiring and new panel less than 3 years old. Granite countertops in kitchen and appliances less than 3 years old, refrigerator, microwave, and range over. Water heater is less than 3 years old. Covered parking for one car and storage shed. Updated light fixtures and ceiling fans, granite top bathroom vanity.

7. 2026-03-14
   price $89,000 775-char remark

   Show marketing remark (775 chars)

   Updated/Partially Remodeled 2 bedroom, 1 bath home on 1 fence in acre. SOLD AS IS - SELLER WILL NOT MAKE ANY REPAIRS. This quaint home features a spacious kitchen, large laundry/utility room, full formal dining room open concept plan dining to living room. Original hardwood floors in living, dining, hall and bedrooms. New vinyl flooring in kitchen, laundry, bath and primary closet. Roof and central air and heat are less than 3 years old. All new electrical wiring and new panel less than 3 years old. Granite countertops in kitchen and appliances less than 3 years old, refrigerator, microwave, and range over. Water heater is less than 3 years old. Covered parking for one car and storage shed. Updated light fixtures and ceiling fans, granite top bathroom vanity.

8. 2026-02-10
   listed $99,000 Active 775-char remark

   Show marketing remark (775 chars)

   Updated/Partially Remodeled 2 bedroom, 1 bath home on 1 fence in acre. SOLD AS IS - SELLER WILL NOT MAKE ANY REPAIRS. This quaint home features a spacious kitchen, large laundry/utility room, full formal dining room open concept plan dining to living room. Original hardwood floors in living, dining, hall and bedrooms. New vinyl flooring in kitchen, laundry, bath and primary closet. Roof and central air and heat are less than 3 years old. All new electrical wiring and new panel less than 3 years old. Granite countertops in kitchen and appliances less than 3 years old, refrigerator, microwave, and range over. Water heater is less than 3 years old. Covered parking for one car and storage shed. Updated light fixtures and ceiling fans, granite top bathroom vanity.

9. 2025-05-28
   price $79,000
10. 2025-05-10
    price $80,000
11. 2025-05-10
    status Active
12. 2025-04-09
    historical Active Under Contract
13. 2025-04-04
    status Pending
14. 2025-04-04
    historical
15. 2025-03-25
    price $85,000
16. 2025-03-20
    price $99,000
17. 2025-03-03
    price $110,000
18. 2025-03-03
    listed $11,000 Active

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$86/yr (+$7/mo · 10.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $33,869
• − Mortgage interest: −$6,162
• − Property taxes: −$783
• − Insurance: −$550
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$3,200
• Taxable income: $17,755
• Est. tax owed @ 24.0%: −$4,261
• After-tax cash flow: $14,240/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: Jefferson Davis County School District
• NCES district ID: 2802250
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $27,474
• Composite: 13.25/100
• National rank: #9549
• State rank: #104 of 130 in MS

Livability — Prentiss

• Score: 61/100
• State rank: #204
• US rank: #18336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,128

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 10,128 people
• By 2030: 9,342 · -7.8%
• By 2040: 7,842 · -22.6%
• By 2050: 6,583 · -35.0%
• By 2075: 4,540 · -55.2%
• By 2100: 3,563 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 36% Two or more races 2%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Jefferson Davis

• 2024 margin: D (+13.8) · D 56.5% · R 42.8%
• 2008→2024 swing: -7.7pp toward R · 2008: 21.5pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+17.1 2016: D+20.1 2012: D+25.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 120.5458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+581.8% since first listed

18 events — show timeline

• 2026-05-04 Listed $75,000 HAAR
• 2026-04-26 Price Changed $75,000 MLSU
• 2026-04-19 Price Changed $79,000 MLSU
• 2026-04-15 Price Changed $81,000 MLSU
• 2026-04-05 Price Changed $82,000 MLSU
• 2026-03-23 Price Changed $84,900 MLSU
• 2026-03-14 Price Changed $89,000 MLSU
• 2026-02-10 Listed $99,000 MLSU
• 2025-05-28 Price Changed $79,000 MLSU
• 2025-05-10 Price Changed $80,000 MLSU
• 2025-05-10 Relisted — MLSU
• 2025-04-09 Contingent — MLSU
• 2025-04-04 Pending — MLSU
• 2025-04-04 Listing Removed — MLSU
• 2025-03-25 Price Changed $85,000 MLSU
• 2025-03-20 Price Changed $99,000 MLSU
• 2025-03-03 Price Changed $110,000 MLSU
• 2025-03-03 Listed $11,000 MLSU

Property tax history

+3.9%/yr

Latest (2025): $783 · +16.2% YoY. Source: county tax records.