509 Fair St · Port Gibson, MS 39150

$10,000

2 bd · 1.0 ba · 804 sqft · SingleFamily public records · 257 Days on market

Built 1960 2,178 sqft lot $12/sqft · 65% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Looking for a fixer upper or investment property in Port Gibson MS?! Now is the time check out this bungalow on a nice flat lot that is large enough which leaves opportunity to build another rental property or the home of your dreams! The current home on the property is 2bd/1ba and is being sold AS-IS condition. Contact your favorite Real Estate agent today this deal slips by!!

Key facts

• Opportunity to build
• Flat lot
• Investment property

Tags

• INVESTMENT PROPERTY
• BUNGALOW
• FLAT LOT
• OPPORTUNITY TO BUILD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#121 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Claiborne 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: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $204 of equity ($69 loan paydown + $135 appreciation (1.4% local appreciation)).
• Claiborne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 8.51% ✓
• Cap rate: 78.58%
• Cash-on-cash: 258.15%
• DSCR: 12.49
• GRM: 1.0

CMA / ARV

• ARV (median comp): $42,697
• List price: $10,000
• Delta: -76.58%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 79.5%
• Equity multiple: 5.23×
• Total profit: $11,834
• Equity at exit: $3,598

10-year hold

• IRR: 80.4%
• Equity multiple: 10.98×
• Total profit: $27,938
• Equity at exit: $4,927

Cash invested: $2,800 (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 39150

• Home prices YoY: 1.9%
• Active inventory: 22
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$4
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $176

Break-even live

Break-even rent $629

Max offer price $10,000

Occupancy floor 74%

Sensitivity live

Price	-10% $181	-5% $179	+0% $176	+5% $173	+10% $170
Rent	-10% $109	-5% $142	+0% $176	+5% $209	+10% $243
Rate	-1.0pp $181	-0.5pp $178	base $176	+0.5pp $173	+1.0pp $171

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $10,000 Active 257 DOM
2. 2026-06-18
   days on market $10,000 Active 256 DOM
3. 2026-06-17
   days on market $10,000 Active 255 DOM
4. 2026-06-16
   days on market $10,000 Active 254 DOM
5. 2026-06-15
   days on market $10,000 Active 253 DOM
6. 2026-06-14
   days on market $10,000 Active 251 DOM
7. 2026-06-12
   days on market $10,000 Active 250 DOM
8. 2026-06-09
   days on market $10,000 Active 247 DOM
9. 2026-06-08
   days on market $10,000 Active 246 DOM
10. 2026-06-07
    days on market $10,000 Active 245 DOM
11. 2026-06-05
    days on market $10,000 Active 242 DOM
12. 2026-06-03
    days on market $10,000 Active 241 DOM
13. 2026-06-02
    days on market $10,000 Active 240 DOM
14. 2026-06-01
    days on market $10,000 Active 239 DOM
15. 2026-05-31
    days on market $10,000 Active 238 DOM
16. 2026-05-30
    days on market $10,000 Active 237 DOM
17. 2026-04-20
    status Active 380-char remark

    Show marketing remark (380 chars)

    Looking for a fixer upper or investment property in Port Gibson MS?! Now is the time check out this bungalow on a nice flat lot that is large enough which leaves opportunity to build another rental property or the home of your dreams! The current home on the property is 2bd/1ba and is being sold AS-IS condition. Contact your favorite Real Estate agent today this deal slips by!!

18. 2025-12-01
    price $10,000 380-char remark

    Show marketing remark (380 chars)

    Looking for a fixer upper or investment property in Port Gibson MS?! Now is the time check out this bungalow on a nice flat lot that is large enough which leaves opportunity to build another rental property or the home of your dreams! The current home on the property is 2bd/1ba and is being sold AS-IS condition. Contact your favorite Real Estate agent today this deal slips by!!

19. 2025-09-17
    listed $15,500 Active 380-char remark

    Show marketing remark (380 chars)

    Looking for a fixer upper or investment property in Port Gibson MS?! Now is the time check out this bungalow on a nice flat lot that is large enough which leaves opportunity to build another rental property or the home of your dreams! The current home on the property is 2bd/1ba and is being sold AS-IS condition. Contact your favorite Real Estate agent today this deal slips by!!

20. 2024-02-23
    soldstatus $7,500
21. 2009-11-10
    soldstatus $7,500

ⓘ 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: $164 · $14/mo
• Projected year-2 tax: $164 · $14/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $10,217
• − Mortgage interest: −$560
• − Property taxes: −$164
• − Insurance: −$5,168
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$291
• Taxable income: $2,399
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $1,534/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: Claiborne County School District
• NCES district ID: 2801020
• Math proficiency: 7% ▼ -22.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $25,274
• Composite: 7.24/100
• National rank: #9959
• State rank: #119 of 130 in MS

Livability — Port Gibson

• Score: 65/100
• State rank: #121
• US rank: #13508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Gibson, MS
• Population (ZIP): 5,094

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 8,631 people
• By 2030: 8,271 · -4.2%
• By 2040: 7,570 · -12.3%
• By 2050: 7,065 · -18.1%
• By 2075: 6,329 · -26.7%
• By 2100: 5,655 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 13% Two or more races 3%
• Common ancestry: Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Solid D (+67.5) · D 83.3% · R 15.8%
• 2008→2024 swing: -4.6pp toward R · 2008: 72.1pp · 2024: 67.5pp
• All cycles: 2024: D+67.5 2020: D+71.2 2016: D+71.4 2012: D+76.5 2008: D+72.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.35%
• Current HPI: 71.3734
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+33.3% since first listed

5 events — show timeline

• 2026-04-20 Relisted — VWCBR
• 2025-12-01 Price Changed $10,000 VWCBR
• 2025-09-17 Listed $15,500 VWCBR
• 2024-02-23 Sold (Public Records) $7,500 Public Records
• 2009-11-10 Sold (Public Records) $7,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $164 · +0.0% YoY. Source: county tax records.