610 Welcome St · Taylorsville, MS 39168

$134,900

5 bd · 1.0 ba · 2,546 sqft · SingleFamily public records · 79 Days on market

Built 1939 $53/sqft · 40% below area Est $226k · 40% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.2/10.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This large home is a blank slate and an investors dream. With the perfect layout for a duplex, which could create lasting income or renovated into a large family home. Over 3000 sq feet and sitting on 3 acres, this one is LOADED with potential. Built in 1940, it has that sturdy, solid, and well built feeling. This property has a large porch, large windows to allow the natural light in and solid wood walls. 5 bedrooms and 2 baths will make it perfect for a large family. The roof is only a few months old. If you are looking for a large, grand home, and are willing to put in the work, here it is!!!! It will not go FHA, USDA or VA.

Key facts

• Large windows
• Large porch
• New roof

Tags

• LARGE PORCH
• LARGE WINDOWS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (6.4% below list).
• Recommended offer: $126k (6.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#102 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools D-, amenities F.
• Smith County School District (rural): math 35% / reading 35% proficiency, ranked #55 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($933 loan paydown + $6k appreciation (4.3% local appreciation)).
• Smith County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,233 (6.4% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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 D-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: 0.94% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (median comp): $226,451
• List price: $134,900
• Delta: -40.43%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

4.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.98×
• Total profit: $36,997
• Equity at exit: $70,797

10-year hold

• IRR: 16.7%
• Equity multiple: 3.77×
• Total profit: $104,757
• Equity at exit: $117,753

Cash invested: $37,772 (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 39168

• Home prices YoY: 3.1%
• Active inventory: 16
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $177

Break-even live

Break-even rent $1,038

Max offer price $134,900

Occupancy floor 81%

Sensitivity live

Price	-10% $253	-5% $215	+0% $177	+5% $139	+10% $100
Rent	-10% $77	-5% $127	+0% $177	+5% $227	+10% $277
Rate	-1.0pp $245	-0.5pp $211	base $177	+0.5pp $142	+1.0pp $106

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $134,900 Active 79 DOM
2. 2026-06-18
   days on market $134,900 Active 76 DOM
3. 2026-06-17
   days on market $134,900 Active 75 DOM
4. 2026-06-16
   days on market $134,900 Active 74 DOM
5. 2026-06-15
   days on market $134,900 Active 73 DOM
6. 2026-06-14
   days on market $134,900 Active 71 DOM
7. 2026-06-10
   days on market $134,900 Active 68 DOM
8. 2026-06-09
   days on market $134,900 Active 67 DOM
9. 2026-06-08
   days on market $134,900 Active 66 DOM
10. 2026-06-07
    days on market $134,900 Active 65 DOM
11. 2026-06-05
    days on market $134,900 Active 62 DOM
12. 2026-06-03
    days on market $134,900 Active 61 DOM
13. 2026-06-02
    days on market $134,900 Active 60 DOM
14. 2026-06-01
    days on market $134,900 Active 59 DOM
15. 2026-05-31
    days on market $134,900 Active 58 DOM
16. 2026-05-30
    days on market $134,900 Active 57 DOM
17. 2026-04-03
    listed $134,900 Active 635-char remark

    Show marketing remark (635 chars)

    This large home is a blank slate and an investors dream. With the perfect layout for a duplex, which could create lasting income or renovated into a large family home. Over 3000 sq feet and sitting on 3 acres, this one is LOADED with potential. Built in 1940, it has that sturdy, solid, and well built feeling. This property has a large porch, large windows to allow the natural light in and solid wood walls. 5 bedrooms and 2 baths will make it perfect for a large family. The roof is only a few months old. If you are looking for a large, grand home, and are willing to put in the work, here it is!!!! It will not go FHA, USDA or VA.

18. 2026-02-16
    status Active
19. 2026-02-05
    status Pending
20. 2025-07-21
    listed $134,900 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: $681 · $57/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$385/yr (+$32/mo · 56.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,148
• − Mortgage interest: −$7,556
• − Property taxes: −$681
• − Insurance: −$674
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,924
• Taxable loss: −$112
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,149/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: Smith County School District
• NCES district ID: 2804020
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $36,791
• Composite: 29.09/100
• National rank: #6597
• State rank: #55 of 130 in MS

Livability — Taylorsville

• Score: 66/100
• State rank: #102
• US rank: #12306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorsville, MS
• Population (ZIP): 5,950

Population outlook (Smith County) Hauer SSP2

• Today (2025): 15,231 people
• By 2030: 14,658 · -3.8%
• By 2040: 13,448 · -11.7%
• By 2050: 12,234 · -19.7%
• By 2075: 9,527 · -37.4%
• By 2100: 7,537 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+60.7) · D 19.4% · R 80.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -51.7pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+56.0 2016: R+56.6 2012: R+50.2 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.30%
• Current HPI: 142.5348
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-04-03 Listed $134,900 HAAR
• 2026-02-16 Relisted — HAAR
• 2026-02-05 Pending — HAAR
• 2025-07-21 Listed $134,900 HAAR

Property tax history

-3.9%/yr

Latest (2025): $681 · -29.1% YoY. Source: county tax records.