228 Aileen Dr · Columbus, MS 39705

$240,000

3 bd · 1.0 ba · 1,701 sqft · SingleFamily public records · 97 Days on market

Built 1981 0.31 ac lot $141/sqft · 19% below area Est $333k · 28% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• Schools +1.0/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 1900sq ft. cozy home on . 3 acres with carport, back patio, and nice yard. Great location and neighborhood!

Key facts

• Carport
• Nice yard
• Back patio

Tags

• CARPORT
• BACK PATIO
• NICE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (40.4% below list).
• Recommended offer: $143k (40.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#219 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety D, amenities F, commute F.
• Columbus Municipal School District (town): math 9% / reading 17% proficiency, ranked #113 of 130 in MS (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cook Elementary School (math 8% / reading 22%, grade F, #274 of 375 statewide, top 74%, 388 students, 100% FRL); Columbus Middle School (math 8% / reading 15%, grade F, #149 of 179 statewide, top 84%, 667 students, 100% FRL); Columbus High School (math 10% / reading 16%, grade F, #155 of 197 statewide, top 80%, 898 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 130 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lowndes County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% 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 $143,047 (40.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.60% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 14.0

CMA / ARV

• ARV (median comp): $332,720
• List price: $240,000
• Delta: -27.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.3%
• Equity multiple: 0.05×
• Total profit: $-63,610
• Equity at exit: $35,785

10-year hold

• IRR: -27.7%
• Equity multiple: -0.30×
• Total profit: $-87,403
• Equity at exit: $20,751

Cash invested: $67,200 (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 39705

• Home prices YoY: -14.8%
• Active inventory: 13
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-387

Break-even live

Break-even rent $1,920

Max offer price $171,617

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-319	+0% $-387	+5% $-455	+10% $-523
Rent	-10% $-500	-5% $-444	+0% $-387	+5% $-331	+10% $-274
Rate	-1.0pp $-266	-0.5pp $-326	base $-387	+0.5pp $-449	+1.0pp $-513

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $240,000 Active 97 DOM
2. 2026-06-19
   days on market $240,000 Active 95 DOM
3. 2026-06-18
   days on market $240,000 Active 94 DOM
4. 2026-06-17
   days on market $240,000 Active 93 DOM
5. 2026-06-16
   days on market $240,000 Active 92 DOM
6. 2026-06-15
   days on market $240,000 Active 91 DOM
7. 2026-06-14
   days on market $240,000 Active 89 DOM
8. 2026-06-12
   days on market $240,000 Active 88 DOM
9. 2026-06-09
   days on market $240,000 Active 85 DOM
10. 2026-06-08
    days on market $240,000 Active 84 DOM
11. 2026-06-07
    days on market $240,000 Active 83 DOM
12. 2026-06-05
    days on market $240,000 Active 80 DOM
13. 2026-06-03
    days on market $240,000 Active 79 DOM
14. 2026-06-02
    days on market $240,000 Active 78 DOM
15. 2026-06-01
    days on market $240,000 Active 77 DOM
16. 2026-05-31
    days on market $240,000 Active 76 DOM
17. 2026-05-30
    days on market $240,000 Active 75 DOM
18. 2026-04-17
    soldstatus
19. 2026-03-16
    listed $240,000 Active 111-char remark

    Show marketing remark (111 chars)

    3/2 1900sq ft. cozy home on . 3 acres with carport, back patio, and nice yard. Great location and neighborhood!

20. 2024-04-03
    soldstatus
21. 2024-04-03
    soldstatus
22. 2004-05-26
    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: $1,903 · $159/mo
• Projected year-2 tax: $1,903 · $159/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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $17,166
• − Mortgage interest: −$13,444
• − Property taxes: −$1,903
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$6,982
• Taxable loss: −$9,109
• Est. tax savings @ 24.0%: +$2,186
• After-tax cash flow: $-2,459/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: Columbus Municipal School District
• NCES district ID: 2801200
• Math proficiency: 9% ▼ -11.00%
• Reading proficiency: 17% ▼ -6.00%
• Median HH income: $33,376
• Composite: 10.49/100
• National rank: #9782
• State rank: #113 of 130 in MS

Livability — Columbus

• Score: 60/100
• State rank: #219
• US rank: #18952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 35,442
• Population (ZIP): 12,195

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 59,842 people
• By 2030: 59,312 · -0.9%
• By 2040: 57,282 · -4.3%
• By 2050: 54,348 · -9.2%
• By 2075: 45,423 · -24.1%
• By 2100: 34,724 · -42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 26% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Serbian 1% Romanian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Lowndes

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.6%
• 2008→2024 swing: -5.3pp toward R · 2008: -2.9pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+2.6 2016: R+6.3 2012: R+1.5 2008: R+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.83%
• Current HPI: 176.841
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-04-17 Sold (Public Records) — Public Records
• 2026-03-16 Listed $240,000 ForSaleByOwner.com
• 2024-04-03 Sold (Public Records) — Public Records
• 2024-04-03 Sold (Public Records) — Public Records
• 2004-05-26 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,903 · +101.1% YoY. Source: county tax records.