311 N Wells St · Kosciusko, MS 39090

$49,500

2 bd · 2.0 ba · 2,252 sqft · Other public records · 98 Days on market

Built 1900 0.39 ac lot $22/sqft · 74% below area

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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 +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a project with massive potential? This 1900s two-story home on a corner lot is a true diamond in the rough. With over 2,250 square feet, five bedrooms, and two bathrooms, there is plenty of space to work with, but keep in mind that this house needs a total rehab from top to bottom. It's a ''fixer-upper'' in every sense of the word, perfect for someone who wants to save a piece of history and turn it into a neighborhood beauty. The location in Kosciusko makes it even better for out-of-town buyers. This town is famous for being friendly and full of Southern charm. You'll be close to the historic downtown square and the beautiful Natchez Trace Parkway, which is great for scenic drives, hiking, or outdoor fun. The town offers a slow pace of life and local favorites like Jason Niles Park and the Skipworth Performing Arts Center. If you have the vision and the tools, this historic house is ready to be brought back to life in a community that truly feels like home.

Key facts

• Jason niles park
• Corner lot
• 0.39 acre lot

Tags

• CORNER LOT
• HISTORIC DOWNTOWN SQUARE
• NATCHEZ TRACE PARKWAY
• JASON NILES PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#33 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Kosciusko School District (town): math 37% / reading 34% proficiency, ranked #54 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kosciusko Lower Elem (433 students, 99% FRL); Kosciusko Junior High School (math 48% / reading 33%, grade F, #60 of 179 statewide, top 37%, 500 students, 99% FRL); Kosciusko Senior High School (math 12% / reading 47%, grade F, #91 of 197 statewide, top 49%, 604 students, 100% FRL) — zoned schools average 99% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 3 units permitted in Attala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Attala County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,045 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1900 — 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. 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: 2.26% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.53%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (median comp): $252,121
• List price: $49,500
• Delta: -80.37%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.7%
• Equity multiple: 2.84×
• Total profit: $25,496
• Equity at exit: $7,381

10-year hold

• IRR: 48.8%
• Equity multiple: 5.72×
• Total profit: $65,432
• Equity at exit: $4,280

Cash invested: $13,860 (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 39090

• Home prices YoY: -20.7%
• Active inventory: 26
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $526

Break-even live

Break-even rent $453

Max offer price $49,500

Occupancy floor 48%

Sensitivity live

Price	-10% $554	-5% $540	+0% $526	+5% $512	+10% $498
Rent	-10% $437	-5% $482	+0% $526	+5% $570	+10% $614
Rate	-1.0pp $551	-0.5pp $538	base $526	+0.5pp $513	+1.0pp $500

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $49,500 Active 98 DOM
2. 2026-06-21
   days on market $49,500 Active 97 DOM
3. 2026-06-18
   days on market $49,500 Active 95 DOM
4. 2026-06-17
   days on market $49,500 Active 94 DOM
5. 2026-06-16
   days on market $49,500 Active 93 DOM
6. 2026-06-15
   days on market $49,500 Active 92 DOM
7. 2026-06-13
   days on market $49,500 Active 90 DOM
8. 2026-06-12
   days on market $49,500 Active 89 DOM
9. 2026-06-09
   days on market $49,500 Active 86 DOM
10. 2026-06-08
    days on market $49,500 Active 85 DOM
11. 2026-06-07
    days on market $49,500 Active 84 DOM
12. 2026-06-07
    days on market $49,500 Active 83 DOM
13. 2026-06-04
    days on market $49,500 Active 80 DOM
14. 2026-06-02
    days on market $49,500 Active 79 DOM
15. 2026-06-01
    days on market $49,500 Active 78 DOM
16. 2026-05-31
    days on market $49,500 Active 77 DOM
17. 2026-03-15
    listed $49,500 Active 987-char remark

    Show marketing remark (987 chars)

    Looking for a project with massive potential? This 1900s two-story home on a corner lot is a true diamond in the rough. With over 2,250 square feet, five bedrooms, and two bathrooms, there is plenty of space to work with, but keep in mind that this house needs a total rehab from top to bottom. It's a ''fixer-upper'' in every sense of the word, perfect for someone who wants to save a piece of history and turn it into a neighborhood beauty. The location in Kosciusko makes it even better for out-of-town buyers. This town is famous for being friendly and full of Southern charm. You'll be close to the historic downtown square and the beautiful Natchez Trace Parkway, which is great for scenic drives, hiking, or outdoor fun. The town offers a slow pace of life and local favorites like Jason Niles Park and the Skipworth Performing Arts Center. If you have the vision and the tools, this historic house is ready to be brought back to life in a community that truly feels like home.

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $929 · $77/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $13,419
• − Mortgage interest: −$2,773
• − Property taxes: −$929
• − Insurance: −$248
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$1,440
• Taxable income: $5,883
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $4,898/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: Kosciusko School District
• NCES district ID: 2802340
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $32,921
• Composite: 29.15/100
• National rank: #6581
• State rank: #54 of 130 in MS

Livability — Kosciusko

• Score: 71/100
• State rank: #33
• US rank: #6973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kosciusko, MS
• Population (ZIP): 11,811

Population outlook (Attala County) Hauer SSP2

• Today (2025): 17,767 people
• By 2030: 16,945 · -4.6%
• By 2040: 15,204 · -14.4%
• By 2050: 13,524 · -23.9%
• By 2075: 10,306 · -42.0%
• By 2100: 7,964 · -55.2%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Attala

• 2024 margin: Strong R (+23.3) · D 38.0% · R 61.3%
• 2008→2024 swing: -7.8pp toward R · 2008: -15.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+18.5 2016: R+19.9 2012: R+13.8 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.15%
• Current HPI: 119.0635
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-15 Listed $49,500 MLSU

Property tax history

+2.3%/yr

Latest (2025): $929 · +1.4% YoY. Source: county tax records.