909 Sharon Moss Rd · Sharon, MS 39443

$99,000

3 bd · 1.0 ba · 1,876 sqft · SingleFamily public records · 118 Days on market

Built 1940 ↓ 29% since listing

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CHARMING 1940 FIXER-UPPER ON 1 ACRE IN WEST JONES SCHOOL DISTRICT. FULL OF CHARACTER AND POTENTIAL, THIS 3 BR 2.5 BA HOME HAS A LARGE PRIMARY SUITE AND SITS ON A BEAUTIFUL 1 ACRE LOT. THIS PROPERTY OFFERS TIMELESS CHARM AND IS READY FOR YOUR PERSONAL TOUCH. WITH A LITTLE TLC, THIS COULD BE THE PERFECT OPPORTUNITY TO RESTORE A CLASSIC HOME TO ITS FORMER BEAUTY OR CREATE YOUR DREAM FARMHOUSE RETREAT. THE SPACIOUS LAYOUT PROVIDES ROOM FOR FAMILY LIVING, AND THE PEACEFUL SETTING GIVES YOU THE SPACE TO SPREAD OUT AND ENJOY THE OUTDOORS. AN ADDITIONAL HOME IS LOCATED ON THE PROPERTY, BUT HAS BEEN ASSIGNED NO VALUE DUE TO ITS CONDITION. IDEAL FOR STORAGE OR FUTURE RENOVATION POTENTIAL. IF YOU'RE L

Key facts

• Additional home
• 1 acre
• Large primary suite

Tags

• 1 ACRE
• LARGE PRIMARY SUITE
• ADDITIONAL HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#90 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D, amenities F, commute F.
• Jones County School District (rural): math 40% / reading 39% proficiency, ranked #40 of 130 in MS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Jones Elementary School (math 35% / reading 44%, grade F, #122 of 375 statewide, top 34%, 859 students, 100% FRL); West Jones High School (math 42% / reading 35%, grade F, #56 of 197 statewide, top 29%, 1,516 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 107 active listings in the ZIP; 23 units permitted in Jones County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jones County population projected to shrink 4% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1940 — 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: 1.16% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,395
• Equity at exit: $14,761

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $27,889
• Equity at exit: $8,560

Cash invested: $27,720 (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 39443

• Active inventory: 107
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $306

Break-even live

Break-even rent $760

Max offer price $99,000

Occupancy floor 68%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-18
   status Pending
2. 2026-04-06
   status Active
3. 2026-02-09
   status Pending
4. 2026-01-27
   price $99,000
5. 2025-12-01
   price $119,000
6. 2025-10-15
   listed $139,000 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: $478 · $40/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$304/yr (+$25/mo · 63.6%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $13,762
• − Mortgage interest: −$5,546
• − Property taxes: −$478
• − Insurance: −$495
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,880
• Taxable income: $2,161
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $3,150/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: Jones County School District
• NCES district ID: 2802280
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $41,051
• Composite: 33.24/100
• National rank: #5520
• State rank: #40 of 130 in MS

Livability — Sharon

• Score: 66/100
• State rank: #90
• US rank: #11342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharon, MS
• Population (ZIP): 22,932

Population outlook (Jones County) Hauer SSP2

• Today (2025): 68,800 people
• By 2030: 68,773 · +-0.0%
• By 2040: 68,087 · -1.0%
• By 2050: 66,241 · -3.7%
• By 2075: 58,600 · -14.8%
• By 2100: 45,744 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+46.8) · D 26.2% · R 73.0%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.6pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+42.2 2016: R+43.6 2012: R+38.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.24%
• Current HPI: 131.9011
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.8% since first listed

6 events — show timeline

• 2026-04-18 Pending — LBOR
• 2026-04-06 Relisted — LBOR
• 2026-02-09 Pending — LBOR
• 2026-01-27 Price Changed $99,000 LBOR
• 2025-12-01 Price Changed $119,000 LBOR
• 2025-10-15 Listed $139,000 LBOR

Property tax history

+2.6%/yr

Latest (2025): $478 · -1.2% YoY. Source: county tax records.