111 Highland Ave · Aberdeen, MS 39730

$55,000

3 bd · 1.5 ba · 1,468 sqft · SingleFamily · 756 Days on market

Built 1942 Fair condition 871 sqft lot $37/sqft · 29% below area Est $78k · 29% under ↓ 8% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great first time homebuyer/investment opportunity!! Property sold ''As Is. '' Great investment or starter home, 3 bedroom 1.5 bath. Conveniently located to schools and shopping. Property is in a quiet neighborhood and kid friendly. Property currently rents for $575.00 monthly.

Key facts

• Built 1942
• Listed 755 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#164 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Aberdeen School District (town): math 15% / reading 19% proficiency, ranked #99 of 130 in MS (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 756 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 756 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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: 14.83%
• Cash-on-cash: 30.49%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $77,765
• List price: $55,000
• Delta: -29.27%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 2.04×
• Total profit: $16,024
• Equity at exit: $8,201

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $46,103
• Equity at exit: $4,755

Cash invested: $15,400 (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 39730

• Home prices YoY: -12.2%
• Active inventory: 47
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $391

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 55%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $55,000 Active 756 DOM
2. 2026-06-17
   days on market $55,000 Active 755 DOM
3. 2026-06-16
   days on market $55,000 Active 754 DOM
4. 2026-06-15
   days on market $55,000 Active 753 DOM
5. 2026-06-13
   days on market $55,000 Active 751 DOM
6. 2026-06-12
   days on market $55,000 Active 750 DOM
7. 2026-06-09
   days on market $55,000 Active 747 DOM
8. 2026-06-08
   days on market $55,000 Active 746 DOM
9. 2026-06-07
   days on market $55,000 Active 745 DOM
10. 2026-06-07
    days on market $55,000 Active 744 DOM
11. 2026-06-04
    days on market $55,000 Active 741 DOM
12. 2026-06-02
    days on market $55,000 Active 740 DOM
13. 2026-06-01
    days on market $55,000 Active 739 DOM
14. 2026-05-31
    days on market $55,000 Active 738 DOM
15. 2025-11-10
    status Active 277-char remark

    Show marketing remark (277 chars)

    Great first time homebuyer/investment opportunity!! Property sold ''As Is. '' Great investment or starter home, 3 bedroom 1.5 bath. Conveniently located to schools and shopping. Property is in a quiet neighborhood and kid friendly. Property currently rents for $575.00 monthly.

16. 2025-06-11
    price $55,000 277-char remark

    Show marketing remark (277 chars)

    Great first time homebuyer/investment opportunity!! Property sold ''As Is. '' Great investment or starter home, 3 bedroom 1.5 bath. Conveniently located to schools and shopping. Property is in a quiet neighborhood and kid friendly. Property currently rents for $575.00 monthly.

17. 2024-10-25
    status Active 277-char remark

    Show marketing remark (277 chars)

    Great first time homebuyer/investment opportunity!! Property sold ''As Is. '' Great investment or starter home, 3 bedroom 1.5 bath. Conveniently located to schools and shopping. Property is in a quiet neighborhood and kid friendly. Property currently rents for $575.00 monthly.

18. 2023-09-20
    listed $60,000 Active 277-char remark

    Show marketing remark (277 chars)

    Great first time homebuyer/investment opportunity!! Property sold ''As Is. '' Great investment or starter home, 3 bedroom 1.5 bath. Conveniently located to schools and shopping. Property is in a quiet neighborhood and kid friendly. Property currently rents for $575.00 monthly.

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,717
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$1,600
• Taxable income: $4,062
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $3,721/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 · 1 photo

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs and maintenance to improve its curb appeal and value. Painting the exterior and trimming the landscaping would significantly enhance its resale and rental potential.

Repairs flagged

• Minor exterior siding — Slight discoloration
• Minor landscaping — Overgrown grass

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Slight discoloration	Minor	$500–3,000
landscaping · Overgrown grass	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and rental value ↑

ⓘ 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: Aberdeen School District
• NCES district ID: 2800360
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 19% ▼ -9.00%
• Median HH income: $30,551
• Composite: 13.56/100
• National rank: #9513
• State rank: #99 of 130 in MS

Livability — Aberdeen

• Score: 63/100
• State rank: #164
• US rank: #15742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, MS
• City population: 11,496
• Population (ZIP): 11,496

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 49%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.15%
• Current HPI: 137.8358
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

4 events — show timeline

• 2025-11-10 Relisted — NEMSBD
• 2025-06-11 Price Changed $55,000 NEMSBD
• 2024-10-25 Relisted — NEMSBD
• 2023-09-20 Listed $60,000 NEMSBD