811 Graham St · Corinth, MS 38834

$89,000

3 bd · 3.0 ba · 2,022 sqft · MultiFamily · 25 Days on market

Built 1960 Fair condition 5,220 sqft lot $44/sqft · 44% below area Est $158k · 44% under

---

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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Invest in CORINTH!!! Triplex - each unit is 1 bedroom/1 bath and is located in Downtown Corinth on the corner of Graham and Bunch Streets. Close proximity to shops and restaurants. Each unit has parking for 1-2 vehicles. Rental information available upon request. All information deemed reliable but subject to verification.

Key facts

• Downtown corinth
• Triplex
• 5,220 sq ft lot

Tags

• TRIPLEX
• DOWNTOWN CORINTH
• PARKING FOR 1-2 VEHICLES

Property features AI

Finance

• Financial info: Annual property tax approximately $327.84

Exterior

• Home design: Single-story traditional single-family residence; Residential property
• Exterior features: Corner property; Lot dimensions approximately 116 x 45

Interior

• Bathrooms: 3 full bathrooms
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.7% in Corinth — 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 61/100 on livability (#187 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D-, amenities F.
• Corinth School District (town): math 35% / reading 36% proficiency, ranked #56 of 130 in MS (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Alcorn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Alcorn County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $157,570
• List price: $89,000
• Delta: -36.60%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-8,298
• Equity at exit: $13,270

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $698
• Equity at exit: $7,695

Cash invested: $24,920 (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 38834

• Active inventory: 192
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $96

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 84%

Sensitivity live

Price	-10% $157	-5% $127	+0% $96	+5% $65	+10% $34
Rent	-10% $25	-5% $60	+0% $96	+5% $131	+10% $167
Rate	-1.0pp $141	-0.5pp $119	base $96	+0.5pp $73	+1.0pp $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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Proper St Corinth, MS	3.0	1.5	1400	$900	$0.64	44d	1	0.27mi

Listing history 25 events

1. 2026-06-21
   days on market $89,000 Active 25 DOM
2. 2026-06-18
   days on market $89,000 Active 23 DOM
3. 2026-06-17
   days on market $89,000 Active 22 DOM
4. 2026-06-16
   days on market $89,000 Active 21 DOM
5. 2026-06-15
   days on market $89,000 Active 20 DOM
6. 2026-06-13
   days on market $89,000 Active 18 DOM
7. 2026-06-12
   days on market $89,000 Active 17 DOM
8. 2026-06-09
   days on market $89,000 Active 14 DOM
9. 2026-06-08
   days on market $89,000 Active 13 DOM
10. 2026-06-07
    days on market $89,000 Active 12 DOM
11. 2026-06-07
    days on market $89,000 Active 11 DOM
12. 2026-06-04
    days on market $89,000 Active 8 DOM
13. 2026-06-02
    days on market $89,000 Active 7 DOM
14. 2026-06-01
    days on market $89,000 Active 6 DOM
15. 2026-05-31
    days on market $89,000 Active 5 DOM
16. 2026-03-20
    price $99,900 281-char remark
17. 2026-03-20
    price $99,900 324-char remark
18. 2025-08-25
    listed $109,000 Active 324-char remark
19. 2025-08-25
    listed $109,000 Active 281-char remark
20. 2025-08-01
    status Active
21. 2025-08-01
    status Active
22. 2024-12-04
    listed $114,900 Active
23. 2024-11-27
    listed $114,900 Active
24. 2023-12-13
    historical
25. 2023-04-28
    listed $79,999

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $10,800
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,589
• Taxable loss: −$282
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,219/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 · 6 photos

Fair 45/100 Moderate rehab

This triplex requires moderate renovations, focusing on exterior and interior paint, roof replacement, and driveway/sidewalk repair. These updates will significantly improve its resale and rental value.

Repairs flagged

• Major exterior walls — Severe peeling paint
• Moderate roof — Worn shingles
• Major driveway and sidewalk — Concrete in poor condition

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replace roof — Improves structural integrity and appearance
• Both Repair driveway and sidewalk — Enhances curb appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · Severe peeling paint	Major	$15,000–50,000
roof · Worn shingles	Moderate	$3,000–15,000
driveway and sidewalk · Concrete in poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace roof — Improves structural integrity and appearance ↑
• Both Repair driveway and sidewalk — Enhances curb appeal and functionality ↑

ⓘ 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: Corinth School District
• NCES district ID: 2801260
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $31,709
• Composite: 29.02/100
• National rank: #6611
• State rank: #56 of 130 in MS

Livability — Corinth

• Score: 61/100
• State rank: #187
• US rank: #17369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corinth, MS
• City population: 27,146
• Population (ZIP): 27,146

Population outlook (Alcorn County) Hauer SSP2

• Today (2025): 38,392 people
• By 2030: 38,804 · +1.1%
• By 2040: 39,455 · +2.8%
• By 2050: 39,708 · +3.4%
• By 2075: 39,917 · +4.0%
• By 2100: 37,628 · -2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Alcorn

• 2024 margin: Solid R (+68.3) · D 15.4% · R 83.8%
• 2008→2024 swing: -24.4pp toward R · 2008: -44.0pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.5 2016: R+61.8 2012: R+51.6 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.19%
• Current HPI: 155.736
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+11.3% since first listed

12 events — show timeline

• 2026-05-26 Listed $89,000 NEMSBD
• 2026-05-26 Listed $89,000 NEMSBD
• 2026-03-20 Price Changed $99,900 NEMSBD
• 2026-03-20 Price Changed $99,900 NEMSBD
• 2025-08-25 Listed $109,000 NEMSBD
• 2025-08-25 Listed $109,000 NEMSBD
• 2025-08-01 Relisted — NEMSBD
• 2025-08-01 Relisted — NEMSBD
• 2024-12-04 Listed $114,900 NEMSBD
• 2024-11-27 Listed $114,900 NEMSBD
• 2023-12-13 Delisted — NEMSBD
• 2023-04-28 Listed $79,999 NEMSBD