604 Central Ave · Belzoni, MS 39038

$23,800

3 bd · 1.0 ba · 1,468 sqft · Other public records · 1 Days on market

Built 1940 1.00 ac lot $16/sqft · 72% below area ↓ 47% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

“The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

Key facts

• Spacious living area
• Large lot
• Outdoor space

Tags

• LARGE LOT
• DEDICATED LAUNDRY ROOM
• SPACIOUS LIVING AREA
• CENTRAL HEATING AND COOLING
• FIREPLACE
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $24k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).

Location & tenants

• Location reads 59/100 on livability (#244 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Humphreys County School District (town): math 3% / reading 9% proficiency, ranked #128 of 130 in MS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $165 of loan paydown is wiped out by about $714 of value loss. Plan a longer hold.
• Humphreys County population projected at -34% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $21k (47%) 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: major wind risk, 55% 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 $23,800

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.74% ✓
• Cap rate: 42.97%
• Cash-on-cash: 130.99%
• DSCR: 6.83
• GRM: 1.8

CMA / ARV

• ARV (median comp): $89,801
• List price: $23,800
• Delta: -73.50%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.38×
• Total profit: $42,493
• Equity at exit: $3,549

10-year hold

• IRR: —
• Equity multiple: 15.52×
• Total profit: $96,731
• Equity at exit: $2,058

Cash invested: $6,664 (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 39038

• Home prices YoY: -3.6%
• Active inventory: 11
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$125
• Tax est. 1.5%: −$30 /mo · $357/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $727

Break-even live

Break-even rent $208

Max offer price $23,800

Occupancy floor 31%

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: $5,950
• Closing costs: $714
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   days on marketlisting id $23,800 Active 1 DOM
3. 2026-06-01
   days on market $23,800 Active 143 DOM
4. 2026-05-31
   days on market $23,800 Active 142 DOM
5. 2026-05-19
   price $23,800 271-char remark

   Show marketing remark (271 chars)

   “The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

6. 2026-05-19
   price $23,000 271-char remark

   Show marketing remark (271 chars)

   “The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

7. 2026-05-06
   price $28,000 271-char remark

   Show marketing remark (271 chars)

   “The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

8. 2026-04-04
   status Active 271-char remark

   Show marketing remark (271 chars)

   “The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

9. 2026-03-09
   price $40,500 271-char remark

   Show marketing remark (271 chars)

   “The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

10. 2026-02-09
    price $42,750 271-char remark

    Show marketing remark (271 chars)

    “The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

11. 2026-02-09
    price $34,900 271-char remark

    Show marketing remark (271 chars)

    “The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

12. 2026-02-05
    price $42,750 271-char remark

    Show marketing remark (271 chars)

    “The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

13. 2026-01-05
    listed $45,000 Active 271-char remark

    Show marketing remark (271 chars)

    “The seller does not accept blind offers or escalation clauses. ” “Cash offers require 10% EMD or $1,000 minimum, whichever is greater, and all financed offers require 1% EMD or $1,000 minimum, whichever is greater. ” To be sold as is condition.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $13,548
• − Mortgage interest: −$1,333
• − Property taxes: −$357
• − Insurance: −$119
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$692
• Taxable income: $8,879
• Est. tax owed @ 24.0%: −$2,131
• After-tax cash flow: $6,599/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: Humphreys County School District
• NCES district ID: 2802040
• Math proficiency: 3% ▼ -13.00%
• Reading proficiency: 9% ▼ -5.00%
• Median HH income: $25,369
• Composite: 3.93/100
• National rank: #10062
• State rank: #128 of 130 in MS

Livability — Belzoni

• Score: 59/100
• State rank: #244
• US rank: #20158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belzoni, MS
• Population (ZIP): 5,363

Population outlook (Humphreys County) Hauer SSP2

• Today (2025): 7,469 people
• By 2030: 6,878 · -7.9%
• By 2040: 5,784 · -22.6%
• By 2050: 4,906 · -34.3%
• By 2075: 3,775 · -49.5%
• By 2100: 3,672 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 16%
• Common ancestry: Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Humphreys

• 2024 margin: Solid D (+41.9) · D 70.4% · R 28.6% · Other 1.0%
• 2008→2024 swing: -0.5pp no change · 2008: 42.4pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+45.3 2016: D+48.0 2012: D+52.0 2008: D+42.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.37%
• Current HPI: 116.4065
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-47.1% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $23,800 Greenville Area MLS
• 2026-05-19 Price Changed $23,000 Greenville Area MLS
• 2026-05-06 Price Changed $28,000 Greenville Area MLS
• 2026-04-04 Relisted — Greenville Area MLS
• 2026-03-09 Price Changed $40,500 Greenville Area MLS
• 2026-02-09 Price Changed $42,750 Greenville Area MLS
• 2026-02-09 Price Changed $34,900 Greenville Area MLS
• 2026-02-05 Price Changed $42,750 Greenville Area MLS
• 2026-01-05 Listed $45,000 Greenville Area MLS

Property tax history

+1.5%/yr

Latest (2025): $1 · +0.0% YoY. Source: county tax records.