108 Dixie Dr · Morgantown, MS 39120

$129,000

3 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 100 Days on market

Built 1960 0.80 ac lot $89/sqft · 44% above area Est $99k · 30% over

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Why this score? — see what drove the C- 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Morgantown area is this three bedroom one and a half brick home. New flooring throughout. Hot water heater is approximately one year old. 36 x 36 shop with lots of storage.

Key facts

• New flooring
• Hot water heater
• Brick home

Tags

• BRICK HOME
• NEW FLOORING
• HOT WATER HEATER
• SHOP WITH LOTS OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#106 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; 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: 283 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 $892 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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: 1.10% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $99,479
• List price: $129,000
• Delta: 29.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2145 Second St	0.06mi	3/1.0	1,329 (-8%)	10mo	$115,700	$87	76
802 Morgan Ave	0.28mi	3/2.0	1,380 (-4%)	2mo	$90,000	$65	74
104 Brooklyn Dr	0.31mi	3/1.0	1,401 (-3%)	9mo	$120,000	$86	73
503 Brooklyn Dr	0.38mi	3/2.0	1,459 (+1%)	7mo	$149,500	$102	71
180 1/2 Booker	0.44mi	3/1.0	1,462 (+1%)	15mo	$114,900	$79	65
11 Myrtle Dr	0.67mi	3/1.0	1,456 (+1%)	11mo	$54,900	$38	58
108 Cross	0.48mi	3/2.0	1,519 (+5%)	20mo	$179,900	$118	48
109 Mimosa Dr	0.59mi	3/1.5	1,339 (-7%)	14mo	$39,000	$29	47
302 Brooklyn Dr	0.28mi	3/1.5	1,245 (-14%)	19mo	$130,000	$104	46
510 Brooklyn Dr	0.43mi	3/2.0	1,275 (-12%)	15mo	$115,000	$90	44
1208 Horseshoe	0.52mi	3/2.0	1,623 (+12%)	18mo	$175,000	$108	36
15 Dogwood Dr	0.70mi	3/2.0	1,239 (-14%)	13mo	$78,000	$63	29

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-357
• Equity at exit: $19,234

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $26,053
• Equity at exit: $11,154

Cash invested: $36,120 (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: 283
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $323

Break-even live

Break-even rent $1,015

Max offer price $129,000

Occupancy floor 72%

Sensitivity live

Price	-10% $396	-5% $360	+0% $323	+5% $287	+10% $250
Rent	-10% $211	-5% $267	+0% $323	+5% $379	+10% $436
Rate	-1.0pp $388	-0.5pp $356	base $323	+0.5pp $290	+1.0pp $256

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $129,000 Active 100 DOM
2. 2026-06-18
   days on market $129,000 Active 98 DOM
3. 2026-06-17
   days on market $129,000 Active 97 DOM
4. 2026-06-16
   days on market $129,000 Active 96 DOM
5. 2026-06-16
   price $129,000 Active 95 DOM
6. 2026-06-15
   days on market $135,000 Active 95 DOM
7. 2026-06-13
   days on market $135,000 Active 93 DOM
8. 2026-06-12
   days on market $135,000 Active 92 DOM
9. 2026-06-09
   days on market $135,000 Active 89 DOM
10. 2026-06-08
    days on market $135,000 Active 88 DOM
11. 2026-06-07
    days on market $135,000 Active 87 DOM
12. 2026-06-07
    days on market $135,000 Active 86 DOM
13. 2026-06-04
    days on market $135,000 Active 83 DOM
14. 2026-06-02
    days on market $135,000 Active 82 DOM
15. 2026-06-01
    days on market $135,000 Active 81 DOM
16. 2026-05-31
    days on market $135,000 Active 80 DOM
17. 2026-03-10
    listed $135,000 Active 187-char remark

    Show marketing remark (187 chars)

    Located in the Morgantown area is this three bedroom one and a half brick home. New flooring throughout. Hot water heater is approximately one year old. 36 x 36 shop with lots of storage.

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $1,019 · $85/mo
• Expected delta: +$159/yr (+$13/mo · 18.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $17,089
• − Mortgage interest: −$7,226
• − Property taxes: −$860
• − Insurance: −$645
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,753
• Taxable income: $1,871
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,428/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 — Morgantown

• Score: 65/100
• State rank: #106
• US rank: #12538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgantown, 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

1 event — show timeline

• 2026-03-10 Listed $135,000 MLSU

Property tax history

+2.3%/yr

Latest (2025): $860 · +19.9% YoY. Source: county tax records.