141 S Senter St · Byhalia, MS 38611

$185,000

2 bd · 2.5 ba · 1,461 sqft · SingleFamily · 46 Days on market

Built 1955 Good condition 0.43 ac lot $127/sqft · 39% below area Est $304k · 39% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hard-to-find opportunity under $200,000 in the heart of downtown Byhalia! This charming home is full of character and offers an inviting open floor plan with beautiful hardwood flooring throughout the main living areas. The spacious kitchen is a standout feature, complete with abundant cabinetry, breakfast bar, stainless steel appliances, gas cooktop, and double ovens--perfect for cooking and entertaining. The great room features a cozy fireplace, creating a warm and welcoming space. Updated electrical and plumbing done in 2008. This home includes 2 large bedrooms and 2.5 baths, plus a versatile flex room that could easily serve as a 3rd bedroom, office, or hobby space. Both full bathrooms have been updated and are generously sized. Additional features include a functional mudroom, newer metal roof, covered front and side porches, and a large wood deck overlooking a private backyard with mature trees. Situated on a quiet street just minutes from downtown Byhalia and with convenient access to I-22, this location offers an easy commute to Olive Branch or Memphis. A great blend of charm, space, and value--don't miss this one!

Key facts

• Hardwood flooring
• Open floor plan
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• HARDWOOD FLOORING
• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.9% in Byhalia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#218 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Marshall County School District (rural): math 18% / reading 25% proficiency, ranked #87 of 130 in MS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 350 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Marshall County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $304,416
• List price: $185,000
• Delta: -39.23%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Jepson Dr	0.58mi	3/2.0 (+1)	1,380 (-6%)	6mo	$269,990	$196	51
31 Ozark Dr	0.57mi	3/2.0 (+1)	1,475 (+1%)	18mo	$289,990	$197	50
43 Jepson Dr	0.58mi	3/2.0 (+1)	1,257 (-14%)	5mo	$258,990	$206	39
103 Spirit Dance Dr	0.58mi	3/2.0 (+1)	1,672 (+14%)	10mo	$319,990	$191	34
86 Ozark Dr	0.58mi	3/2.0 (+1)	1,672 (+14%)	18mo	$308,990	$185	27

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-14,268
• Equity at exit: $27,584

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,886
• Equity at exit: $15,995

Cash invested: $51,800 (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 38611

• Home prices YoY: -11.8%
• Active inventory: 350
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $246

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 82%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Fox Hedge LN Byhalia, MS	2.0–3.0	2.5	1486	$1,930	$1.30	1d	8	0.30mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $185,000 Pending 46 DOM
2. 2026-06-03
   days on market $185,000 Active 45 DOM
3. 2026-06-02
   days on market $185,000 Active 44 DOM
4. 2026-06-02
   price $185,000 Active 43 DOM
5. 2026-06-01
   days on market $199,900 Active 43 DOM
6. 2026-05-31
   days on market $199,900 Active 42 DOM
7. 2026-05-14
   status Active 1145-char remark

   Show marketing remark (1145 chars)

   Hard-to-find opportunity under $200,000 in the heart of downtown Byhalia! This charming home is full of character and offers an inviting open floor plan with beautiful hardwood flooring throughout the main living areas. The spacious kitchen is a standout feature, complete with abundant cabinetry, breakfast bar, stainless steel appliances, gas cooktop, and double ovens--perfect for cooking and entertaining. The great room features a cozy fireplace, creating a warm and welcoming space. Updated electrical and plumbing done in 2008. This home includes 2 large bedrooms and 2.5 baths, plus a versatile flex room that could easily serve as a 3rd bedroom, office, or hobby space. Both full bathrooms have been updated and are generously sized. Additional features include a functional mudroom, newer metal roof, covered front and side porches, and a large wood deck overlooking a private backyard with mature trees. Situated on a quiet street just minutes from downtown Byhalia and with convenient access to I-22, this location offers an easy commute to Olive Branch or Memphis. A great blend of charm, space, and value--don't miss this one!

8. 2026-05-04
   status Pending 1145-char remark

   Show marketing remark (1145 chars)

   Hard-to-find opportunity under $200,000 in the heart of downtown Byhalia! This charming home is full of character and offers an inviting open floor plan with beautiful hardwood flooring throughout the main living areas. The spacious kitchen is a standout feature, complete with abundant cabinetry, breakfast bar, stainless steel appliances, gas cooktop, and double ovens--perfect for cooking and entertaining. The great room features a cozy fireplace, creating a warm and welcoming space. Updated electrical and plumbing done in 2008. This home includes 2 large bedrooms and 2.5 baths, plus a versatile flex room that could easily serve as a 3rd bedroom, office, or hobby space. Both full bathrooms have been updated and are generously sized. Additional features include a functional mudroom, newer metal roof, covered front and side porches, and a large wood deck overlooking a private backyard with mature trees. Situated on a quiet street just minutes from downtown Byhalia and with convenient access to I-22, this location offers an easy commute to Olive Branch or Memphis. A great blend of charm, space, and value--don't miss this one!

9. 2026-04-08
   listed $199,900 Active 1145-char remark

   Show marketing remark (1145 chars)

   Hard-to-find opportunity under $200,000 in the heart of downtown Byhalia! This charming home is full of character and offers an inviting open floor plan with beautiful hardwood flooring throughout the main living areas. The spacious kitchen is a standout feature, complete with abundant cabinetry, breakfast bar, stainless steel appliances, gas cooktop, and double ovens--perfect for cooking and entertaining. The great room features a cozy fireplace, creating a warm and welcoming space. Updated electrical and plumbing done in 2008. This home includes 2 large bedrooms and 2.5 baths, plus a versatile flex room that could easily serve as a 3rd bedroom, office, or hobby space. Both full bathrooms have been updated and are generously sized. Additional features include a functional mudroom, newer metal roof, covered front and side porches, and a large wood deck overlooking a private backyard with mature trees. Situated on a quiet street just minutes from downtown Byhalia and with convenient access to I-22, this location offers an easy commute to Olive Branch or Memphis. A great blend of charm, space, and value--don't miss this one!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,160
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$5,382
• Taxable income: $10
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $2,952/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming home offers a good condition with a good ROI potential for both resale and rental due to its updated kitchen, spacious living areas, and well-maintained exterior.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace ceiling fans — Improves air circulation and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace ceiling fans — Improves air circulation and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marshall County School District
• NCES district ID: 2802850
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $39,333
• Composite: 18.11/100
• National rank: #8970
• State rank: #87 of 130 in MS

Livability — Byhalia

• Score: 60/100
• State rank: #218
• US rank: #18927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byhalia, MS
• City population: 16,751
• Population (ZIP): 16,751

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,542 people
• By 2030: 31,983 · -4.6%
• By 2040: 28,556 · -14.9%
• By 2050: 25,352 · -24.4%
• By 2075: 20,032 · -40.3%
• By 2100: 16,738 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Marshall

• 2024 margin: Lean R (+7.3) · D 46.0% · R 53.2%
• 2008→2024 swing: -25.5pp toward R · 2008: 18.2pp · 2024: -7.3pp
• All cycles: 2024: R+7.3 2020: D+3.1 2016: D+9.7 2012: D+19.4 2008: D+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.38%
• Current HPI: 212.021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-14 Relisted — MLSU
• 2026-05-04 Pending — MLSU
• 2026-04-08 Listed $199,900 MLSU