267 Lewis Rd · Florence, MS 39073

$120,000

3 bd · 3.0 ba · 2,323 sqft · SingleFamily · 45 Days on market

1.70 ac lot $52/sqft · 44% below area Est $214k · 44% under

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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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

wonderful remodled oldered home situated on 1.7 acres. 3BR/3BA, sep DR, ofe/study,sunroom,deck,hardwood floors,wood walls,approx 2323 sq ft. Call today if you enjoy older homes and country living.

Key facts

• 1.7 acre lot
• Listed 44 days

Property features AI

Finance

• HOA & community: Community includes stables

Exterior

• Parking: Unpaved gravel parking
• Utilities: Public water; Public sewer (additional details: see remarks); Utilities: see remarks
• Home design: Single-family residence (house); Two levels; Property described as fixer
• Construction: Vinyl exterior; Conventional and pillar/post/pier foundation; Asphalt shingle roof; Barn on property
• Exterior features: Deck; Front porch; Rear porch; Private yard; Barn(s); Farm-style lot with garden, many trees, and wooded areas

Interior

• Flooring: Wood flooring; Additional flooring details: see remarks
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: High ceilings; Wood window frames; Fireplaces in bedroom and den

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $70 ($834/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (5.2% below list).
• Recommended offer: $114k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.6% in Florence — 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 77/100 on livability (#8 in MS, #2,850 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Simpson County School District (rural): math 18% / reading 24% proficiency, ranked #90 of 130 in MS (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mendenhall Elementary School (math 27% / reading 27%, grade F, #203 of 375 statewide, top 56%, 579 students, 100% FRL); Mendenhall Junior High School (math 14% / reading 24%, grade F, #119 of 179 statewide, top 66%, 243 students, 99% FRL); Mendenhall High School (math 8% / reading 22%, grade F, #150 of 197 statewide, top 76%, 519 students, 99% FRL) — zoned schools average 99% FRL vs 76% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 112 active listings in the ZIP; 3 units permitted in Simpson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Simpson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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.
• Current owner paid $74k; list at $120k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $113,772 (5.2% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $214,116
• List price: $120,000
• Delta: -43.96%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-15,001
• Equity at exit: $17,892

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-7,293
• Equity at exit: $10,375

Cash invested: $33,600 (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 39073

• Home prices YoY: -23.6%
• Active inventory: 112
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $70

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 89%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $120,000 Active 45 DOM
2. 2026-06-17
   days on market $120,000 Active 44 DOM
3. 2026-06-16
   days on market $120,000 Active 43 DOM
4. 2026-06-15
   days on market $120,000 Active 42 DOM
5. 2026-06-13
   days on market $120,000 Active 40 DOM
6. 2026-06-12
   days on market $120,000 Active 39 DOM
7. 2026-06-09
   days on market $120,000 Active 36 DOM
8. 2026-06-08
   days on market $120,000 Active 35 DOM
9. 2026-06-07
   days on market $120,000 Active 34 DOM
10. 2026-06-07
    days on market $120,000 Active 33 DOM
11. 2026-06-04
    days on market $120,000 Active 30 DOM
12. 2026-06-02
    days on market $120,000 Active 29 DOM
13. 2026-06-01
    days on market $120,000 Active 28 DOM
14. 2026-05-31
    days on market $120,000 Active 27 DOM
15. 2026-05-04
    listed $120,000 Active 231-char remark
16. 2003-10-28
    soldstatus $74,000
17. 2003-10-21
    soldstatus 196-char remark

    Show marketing remark (196 chars)

    wonderful remodled oldered home situated on 1.7 acres. 3BR/3BA, sep DR, ofe/study,sunroom,deck,hardwood floors,wood walls,approx 2323 sq ft. Call today if you enjoy older homes and country living.

18. 2003-03-24
    listed $104,900 196-char remark

    Show marketing remark (196 chars)

    wonderful remodled oldered home situated on 1.7 acres. 3BR/3BA, sep DR, ofe/study,sunroom,deck,hardwood floors,wood walls,approx 2323 sq ft. Call today if you enjoy older homes and country living.

19. 1995-11-14
    soldstatus $74,000

ⓘ 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 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: $13,653
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,491
• Taxable loss: −$1,145
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $1,109/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: Simpson County School District
• NCES district ID: 2803990
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,826
• Composite: 17.46/100
• National rank: #9063
• State rank: #90 of 130 in MS

Livability — Florence

• Score: 77/100
• State rank: #8
• US rank: #2850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,626

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 26,197 people
• By 2030: 25,474 · -2.8%
• By 2040: 23,811 · -9.1%
• By 2050: 22,024 · -15.9%
• By 2075: 17,701 · -32.4%
• By 2100: 13,732 · -47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 16% Hispanic / Latino 4% Native American 2% Two or more races 2%
• Common ancestry: Italian 4% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+36.7) · D 31.4% · R 68.1%
• 2008→2024 swing: -14.3pp toward R · 2008: -22.4pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+30.4 2016: R+30.9 2012: R+22.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.07%
• Current HPI: 188.3466
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+62.2% since first listed

5 events — show timeline

• 2026-05-04 Listed $120,000 MLSU
• 2003-10-28 Sold (Public Records) $74,000 Public Records
• 2003-10-21 Sold (MLS) — MLSU
• 2003-03-24 Listed $104,900 MLSU
• 1995-11-14 Sold (Public Records) $74,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $154 · -7.4% YoY. Source: county tax records.