313 N Monroe St · Calhoun City, MS 38916

$70,000

4 bd · 3.0 ba · 1,199 sqft · SingleFamily public records · 105 Days on market

Built 1960 4,356 sqft lot $58/sqft · 68% above area Est $78k · 10% under ↓ 10% 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 +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.4/10.0

Listing remarks MLS

“ Diamond in the Rough” or should we say this home has great bones. Spacious two story brick home with hardwood floors, Master on the main with bath and three bedroom up with 2 baths. Located on a corner lot in a nice neighborhood in Calhoun City. It needs some tender loving care. Sold “As Is Where is”. Furniture not included.

Key facts

• 4,356 sq ft lot
• Built 1960
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#170 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D+, schools F, amenities F.
• Calhoun County School District (rural): math 28% / reading 29% proficiency, ranked #75 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 10 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calhoun County population projected at -19% 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1960 — 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: 1.56% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $77,934
• List price: $70,000
• Delta: -10.18%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 1.66×
• Total profit: $12,960
• Equity at exit: $10,437

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $42,626
• Equity at exit: $6,052

Cash invested: $19,600 (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 38916

• Home prices YoY: -5.3%
• Active inventory: 25
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $381

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $430	-5% $406	+0% $381	+5% $357	+10% $333
Rent	-10% $295	-5% $338	+0% $381	+5% $425	+10% $468
Rate	-1.0pp $417	-0.5pp $399	base $381	+0.5pp $363	+1.0pp $345

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $70,000 Active 105 DOM
2. 2026-06-18
   days on market $70,000 Active 104 DOM
3. 2026-06-17
   days on market $70,000 Active 103 DOM
4. 2026-06-16
   days on market $70,000 Active 102 DOM
5. 2026-06-15
   days on market $70,000 Active 101 DOM
6. 2026-06-14
   days on market $70,000 Active 99 DOM
7. 2026-06-12
   days on market $70,000 Active 98 DOM
8. 2026-06-09
   days on market $70,000 Active 95 DOM
9. 2026-06-08
   days on market $70,000 Active 94 DOM
10. 2026-06-07
    days on market $70,000 Active 93 DOM
11. 2026-06-05
    pricedays on market $70,000 Active 90 DOM
12. 2026-06-02
    days on market $89,970 Active 88 DOM
13. 2026-06-01
    days on market $89,970 Active 87 DOM
14. 2026-05-31
    days on market $89,970 Active 86 DOM
15. 2026-05-30
    days on market $89,970 Active 85 DOM
16. 2026-04-15
    price $89,970 352-char remark

    Show marketing remark (352 chars)

    “ Diamond in the Rough” or should we say this home has great bones. Spacious two story brick home with hardwood floors, Master on the main with bath and three bedroom up with 2 baths. Located on a corner lot in a nice neighborhood in Calhoun City. It needs some tender loving care. Sold “As Is Where is”. Furniture not included.

17. 2026-03-07
    listed $99,970 Active 352-char remark

    Show marketing remark (352 chars)

    “ Diamond in the Rough” or should we say this home has great bones. Spacious two story brick home with hardwood floors, Master on the main with bath and three bedroom up with 2 baths. Located on a corner lot in a nice neighborhood in Calhoun City. It needs some tender loving care. Sold “As Is Where is”. Furniture not included.

18. 1997-02-19
    soldstatus

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $13,140
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,036
• Taxable income: $3,681
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $3,693/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: Calhoun County School District
• NCES district ID: 2800870
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,951
• Composite: 23.14/100
• National rank: #7952
• State rank: #75 of 130 in MS

Livability — Calhoun City

• Score: 62/100
• State rank: #170
• US rank: #16258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calhoun City, MS
• Population (ZIP): 4,488

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,108 people
• By 2030: 13,650 · -3.2%
• By 2040: 12,586 · -10.8%
• By 2050: 11,417 · -19.1%
• By 2075: 8,381 · -40.6%
• By 2100: 5,478 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 38% Hispanic / Latino 3% Two or more races 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+48.0) · D 25.6% · R 73.6%
• 2008→2024 swing: -20.3pp toward R · 2008: -27.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+41.3 2016: R+39.1 2012: R+27.3 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.21%
• Current HPI: 163.47
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.0% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $89,970 NCMBR
• 2026-03-07 Listed $99,970 NCMBR
• 1997-02-19 Sold (Public Records) — Public Records