1172 Main St · Fayette, MS 39069

$40,000

4 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 28 Days on market

Built 1930 9,583 sqft 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 +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

This 3 bedroom/2 bath home is on Main Street in Fayette, Ms, Jefferson County. This is a foreclosure and will not pass USDA, FHA nor VA inspection. This is an "as-is" sale. Call for your tour today.

Key facts

• 9,583 sq ft lot
• Built 1930
• Listed 28 days

Property features AI

Finance

• Other: Building area approximately 1,716 (source: Assessor); Lot size approximately 0.22 acres

Exterior

• Parking: Concrete driveway with on-site parking
• Utilities: Public water; Public sewer; Utilities: Other
• Home design: Single-family house; One level; Fixer condition
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built in (year source: Assessor)
• Exterior features: Privacy fencing; City lot

Interior

• Flooring: Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (type: Other); Cooling present (type: Other)
• Interior features: Aluminum-framed windows; Common laundry area on the main level
• Laundry & utility: Common-area laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#245 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Jefferson County School District (rural): math 7% / reading 13% proficiency, ranked #119 of 130 in MS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $277 of loan paydown is wiped out by about $629 of value loss. Plan a longer hold.
• Jefferson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.85% ✓
• Cap rate: 21.96%
• Cash-on-cash: 55.94%
• DSCR: 3.49
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.9%
• Equity multiple: 3.62×
• Total profit: $29,298
• Equity at exit: $8,568

10-year hold

• IRR: 59.7%
• Equity multiple: 7.33×
• Total profit: $70,887
• Equity at exit: $8,099

Cash invested: $11,200 (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 39069

• Home prices YoY: -2.1%
• Active inventory: 9
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $522

Break-even live

Break-even rent $480

Max offer price $40,000

Occupancy floor 49%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   status $40,000 Pending 28 DOM
2. 2026-06-16
   days on market $40,000 Active 28 DOM
3. 2026-06-15
   days on market $40,000 Active 27 DOM
4. 2026-06-13
   days on market $40,000 Active 25 DOM
5. 2026-06-12
   days on market $40,000 Active 24 DOM
6. 2026-06-09
   days on market $40,000 Active 21 DOM
7. 2026-06-08
   days on market $40,000 Active 20 DOM
8. 2026-06-07
   days on market $40,000 Active 19 DOM
9. 2026-06-05
   days on market $40,000 Active 17 DOM
10. 2026-06-04
    days on market $40,000 Active 15 DOM
11. 2026-06-02
    days on market $40,000 Active 14 DOM
12. 2026-06-01
    days on market $40,000 Active 13 DOM
13. 2026-05-31
    days on market $40,000 Active 12 DOM
14. 2026-05-19
    listed $40,000 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: $1,835 · $153/mo
• Projected year-2 tax: $1,835 · $153/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,693
• − Mortgage interest: −$2,241
• − Property taxes: −$1,835
• − Insurance: −$200
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$1,164
• Taxable income: $6,063
• Est. tax owed @ 24.0%: −$1,455
• After-tax cash flow: $4,810/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 County School District
• NCES district ID: 2802220
• Math proficiency: 7% ▼ -7.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $25,293
• Composite: 7.24/100
• National rank: #9960
• State rank: #119 of 130 in MS

Livability — Fayette

• Score: 59/100
• State rank: #245
• US rank: #20165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayette, MS
• Population (ZIP): 4,704

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 6,938 people
• By 2030: 6,583 · -5.1%
• By 2040: 5,834 · -15.9%
• By 2050: 5,238 · -24.5%
• By 2075: 4,303 · -38.0%
• By 2100: 3,754 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 5% Two or more races 5% White 3% Asian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid D (+66.3) · D 82.7% · R 16.4%
• 2008→2024 swing: -8.1pp toward R · 2008: 74.4pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+71.5 2016: D+73.8 2012: D+77.8 2008: D+74.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.57%
• Current HPI: 73.7723
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-19 Listed $40,000 MLSU

Property tax history

+8.6%/yr

Latest (2025): $1,835 · +16.3% YoY. Source: county tax records.