136 N Utica St · Terry, MS 39170

$48,000

3 bd · 1.0 ba · 1,832 sqft · SingleFamily public records · 297 Days on market

Built 1920 0.36 ac lot $26/sqft · 76% below area ↓ 36% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom, 1 bath home in Terry, MS with approx. 2,060 sq. ft., built in 1920. Being sold as-is, this property is an excellent opportunity for investors or those looking to restore a classic home. With its size and layout, it holds strong rental and investment potential.

Key facts

• 0.36 acre lot
• Built 1920
• Listed 297 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $955 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#159 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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 1920 — 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: 3.49% ✓
• Cap rate: 30.18%
• Cash-on-cash: 85.30%
• DSCR: 4.80
• GRM: 2.4

CMA / ARV

• ARV (median comp): $223,623
• List price: $48,000
• Delta: -78.54%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 N Utica St	0.14mi	3/2.0	1,820 (-1%)	7mo	$185,000	$102	83
321 Raymond St	0.24mi	3/2.0	2,028 (+11%)	1mo	$209,900	$104	66

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: 85.8%
• Equity multiple: 4.95×
• Total profit: $53,120
• Equity at exit: $7,157

10-year hold

• IRR: 88.9%
• Equity multiple: 10.29×
• Total profit: $124,804
• Equity at exit: $4,150

Cash invested: $13,440 (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 39170

• Home prices YoY: -10.8%
• Active inventory: 64
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $955

Break-even live

Break-even rent $466

Max offer price $48,000

Occupancy floor 38%

Sensitivity live

Price	-10% $983	-5% $969	+0% $955	+5% $942	+10% $928
Rent	-10% $823	-5% $889	+0% $955	+5% $1,022	+10% $1,088
Rate	-1.0pp $980	-0.5pp $968	base $955	+0.5pp $943	+1.0pp $930

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3487 Jack Johnson Rd Unit NA Terry, MS	4.0	2.0	1350	$1,675	$1.24	24d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $48,000 Active 297 DOM
2. 2026-06-17
   days on market $48,000 Active 296 DOM
3. 2026-06-16
   days on market $48,000 Active 295 DOM
4. 2026-06-15
   days on market $48,000 Active 294 DOM
5. 2026-06-14
   days on market $48,000 Active 292 DOM
6. 2026-06-10
   days on market $48,000 Active 289 DOM
7. 2026-06-09
   days on market $48,000 Active 288 DOM
8. 2026-06-08
   days on market $48,000 Active 287 DOM
9. 2026-06-07
   days on market $48,000 Active 286 DOM
10. 2026-06-03
    days on market $48,000 Active 282 DOM
11. 2026-06-02
    days on market $48,000 Active 281 DOM
12. 2026-06-01
    days on market $48,000 Active 280 DOM
13. 2026-05-31
    days on market $48,000 Active 279 DOM
14. 2026-05-30
    days on market $48,000 Active 278 DOM
15. 2026-05-06
    price $48,000 280-char remark

    Show marketing remark (280 chars)

    Spacious 3 bedroom, 1 bath home in Terry, MS with approx. 2,060 sq. ft., built in 1920. Being sold as-is, this property is an excellent opportunity for investors or those looking to restore a classic home. With its size and layout, it holds strong rental and investment potential.

16. 2025-12-30
    price $60,000 280-char remark

    Show marketing remark (280 chars)

    Spacious 3 bedroom, 1 bath home in Terry, MS with approx. 2,060 sq. ft., built in 1920. Being sold as-is, this property is an excellent opportunity for investors or those looking to restore a classic home. With its size and layout, it holds strong rental and investment potential.

17. 2025-08-24
    listed $75,264 Active 280-char remark

    Show marketing remark (280 chars)

    Spacious 3 bedroom, 1 bath home in Terry, MS with approx. 2,060 sq. ft., built in 1920. Being sold as-is, this property is an excellent opportunity for investors or those looking to restore a classic home. With its size and layout, it holds strong rental and investment potential.

18. 2019-09-12
    soldstatus
19. 2001-12-12
    soldstatus
20. 1985-08-27
    soldstatus

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,153 · $96/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $20,100
• − Mortgage interest: −$2,689
• − Property taxes: −$1,153
• − Insurance: −$240
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$1,396
• Taxable income: $11,405
• Est. tax owed @ 24.0%: −$2,737
• After-tax cash flow: $8,728/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Terry

• Score: 63/100
• State rank: #159
• US rank: #15477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terry, MS
• Population (ZIP): 8,970

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 48% Two or more races 1%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.61%
• Current HPI: 187.4762
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-36.2% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $48,000 MLSU
• 2025-12-30 Price Changed $60,000 MLSU
• 2025-08-24 Listed $75,264 MLSU
• 2019-09-12 Sold (Public Records) — Public Records
• 2001-12-12 Sold (Public Records) — Public Records
• 1985-08-27 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,153 · +1.0% YoY. Source: county tax records.