121 Oakhill Dr · Natchez, MS 39120

$76,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 71 Days on market

Built 1970 0.35 ac lot $70/sqft · 27% below area Est $104k · 27% under

---

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 +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! 3 bedroom 1.5 bath brick home near ACCS. Renter in place. This will have to be a conventional loan or cash purchase. Call today for your showing!

Key facts

• 0.35 acre lot
• Garage
• Built 1970

🏷️ Possibly a rental listed for sale. The $76,000 price doesn't fit this home's estimated sale value (~$104,086) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $71k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 4.4% in Natchez — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 281 active listings in the ZIP; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adams 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $34k; list at $76k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.80% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.18%
• DSCR: 2.21
• GRM: 4.6

CMA / ARV

• ARV (median comp): $104,086
• List price: $76,000
• Delta: -26.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Oak Hill Dr	0.16mi	3/1.5	1,119 (+2%)	8mo	$129,000	$115	80
205 Oak Hill Dr	0.12mi	3/1.5	1,025 (-6%)	14mo	$135,000	$132	71
200 Sgt Henry L Brown Dr	0.49mi	3/1.5	1,106 (+1%)	11mo	$70,000	$63	64
1235 Magnolia Ave	0.73mi	3/1.0	1,000 (-8%)	1mo	$55,000	$55	51
302 Brooklyn Dr	0.73mi	3/1.5	1,245 (+14%)	19mo	$130,000	$104	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.2%
• Equity multiple: 1.87×
• Total profit: $18,450
• Equity at exit: $11,332

10-year hold

• IRR: 29.4%
• Equity multiple: 3.63×
• Total profit: $55,862
• Equity at exit: $6,571

Cash invested: $21,280 (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 39120

• Active inventory: 281
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$399
• Tax from tax record: −$168 /mo · $2,011/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $482

Break-even live

Break-even rent $757

Max offer price $76,000

Occupancy floor 60%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $76,000 Active 71 DOM
2. 2026-06-17
   days on market $76,000 Active 70 DOM
3. 2026-06-16
   days on market $76,000 Active 69 DOM
4. 2026-06-15
   days on market $76,000 Active 68 DOM
5. 2026-06-13
   days on market $76,000 Active 66 DOM
6. 2026-06-12
   days on market $76,000 Active 65 DOM
7. 2026-06-09
   days on market $76,000 Active 62 DOM
8. 2026-06-08
   days on market $76,000 Active 61 DOM
9. 2026-06-07
   days on market $76,000 Active 60 DOM
10. 2026-06-07
    days on market $76,000 Active 59 DOM
11. 2026-06-04
    days on market $76,000 Active 56 DOM
12. 2026-06-02
    days on market $76,000 Active 55 DOM
13. 2026-06-01
    days on market $76,000 Active 54 DOM
14. 2026-05-31
    days on market $76,000 Active 53 DOM
15. 2026-05-06
    status Active 172-char remark

    Show marketing remark (172 chars)

    Calling all investors! 3 bedroom 1.5 bath brick home near ACCS. Renter in place. This will have to be a conventional loan or cash purchase. Call today for your showing!

16. 2026-05-05
    status Pending 172-char remark

    Show marketing remark (172 chars)

    Calling all investors! 3 bedroom 1.5 bath brick home near ACCS. Renter in place. This will have to be a conventional loan or cash purchase. Call today for your showing!

17. 2026-04-07
    listed $76,000 Active 172-char remark

    Show marketing remark (172 chars)

    Calling all investors! 3 bedroom 1.5 bath brick home near ACCS. Renter in place. This will have to be a conventional loan or cash purchase. Call today for your showing!

18. 2019-08-12
    soldstatus $34,000
19. 2019-08-08
    soldstatus 377-char remark

    Show marketing remark (377 chars)

    NEWLY REMODELED!! THIS CUTE, CUTE 3 BEDROOM HOME HAS 1 FULL BATH AND 1/2 BATH IN MASTER BEDROOM AND IS MOVE IN READY!! THIS HOME HAS NEW PAINT, CARPET, LINOLEUM, CERAMIC TILE COUNTER TOPS IN KITCHEN, FRESH PAINT ON KITCHEN CABINETS & UPDATED BATHROOMS. HOME IS LOCATED ACROSS FROM ADAMS COUNTY CHRISTIAN SCHOOL IN NORTH NATCHEZ. CALL TODAY THIS ONE WILL NOT LAST LONG!! N/A

20. 2019-08-08
    soldstatus

    Show marketing remark (377 chars)

    NEWLY REMODELED!! THIS CUTE, CUTE 3 BEDROOM HOME HAS 1 FULL BATH AND 1/2 BATH IN MASTER BEDROOM AND IS MOVE IN READY!! THIS HOME HAS NEW PAINT, CARPET, LINOLEUM, CERAMIC TILE COUNTER TOPS IN KITCHEN, FRESH PAINT ON KITCHEN CABINETS & UPDATED BATHROOMS. HOME IS LOCATED ACROSS FROM ADAMS COUNTY CHRISTIAN SCHOOL IN NORTH NATCHEZ. CALL TODAY THIS ONE WILL NOT LAST LONG!! N/A

21. 2019-06-14
    listed $59,000 377-char remark

    Show marketing remark (377 chars)

    NEWLY REMODELED!! THIS CUTE, CUTE 3 BEDROOM HOME HAS 1 FULL BATH AND 1/2 BATH IN MASTER BEDROOM AND IS MOVE IN READY!! THIS HOME HAS NEW PAINT, CARPET, LINOLEUM, CERAMIC TILE COUNTER TOPS IN KITCHEN, FRESH PAINT ON KITCHEN CABINETS & UPDATED BATHROOMS. HOME IS LOCATED ACROSS FROM ADAMS COUNTY CHRISTIAN SCHOOL IN NORTH NATCHEZ. CALL TODAY THIS ONE WILL NOT LAST LONG!! N/A

22. 2019-06-14
    listed $59,000

    Show marketing remark (377 chars)

    NEWLY REMODELED!! THIS CUTE, CUTE 3 BEDROOM HOME HAS 1 FULL BATH AND 1/2 BATH IN MASTER BEDROOM AND IS MOVE IN READY!! THIS HOME HAS NEW PAINT, CARPET, LINOLEUM, CERAMIC TILE COUNTER TOPS IN KITCHEN, FRESH PAINT ON KITCHEN CABINETS & UPDATED BATHROOMS. HOME IS LOCATED ACROSS FROM ADAMS COUNTY CHRISTIAN SCHOOL IN NORTH NATCHEZ. CALL TODAY THIS ONE WILL NOT LAST LONG!! N/A

23. 2018-08-31
    soldstatus
24. 2018-08-31
    soldstatus $34,000
25. 2018-01-22
    listed $35,000

ⓘ 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: $2,011 · $168/mo
• Projected year-2 tax: $2,011 · $168/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $16,402
• − Mortgage interest: −$4,257
• − Property taxes: −$2,011
• − Insurance: −$380
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,211
• Taxable income: $4,919
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $4,604/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchez, MS
• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+117.1% since first listed

11 events — show timeline

• 2026-05-06 Relisted — MLSU
• 2026-05-05 Pending — MLSU
• 2026-04-07 Listed $76,000 MLSU
• 2019-08-12 Sold (Public Records) $34,000 Public Records
• 2019-08-08 Sold (MLS) — MLSU
• 2019-08-08 Sold (MLS) — MLSU
• 2019-06-14 Listed $59,000 MLSU
• 2019-06-14 Listed $59,000 MLSU
• 2018-08-31 Sold (Public Records) $34,000 Public Records
• 2018-08-31 Sold (MLS) — MLSU
• 2018-01-22 Listed $35,000 MLSU

Property tax history

+6.1%/yr

Latest (2025): $2,011 · +19.4% YoY. Source: county tax records.