842 S 3rd St · Woodville, MS 39669

$99,000

3 bd · 2.0 ba · 2,205 sqft · SingleFamily · 80 Days on market

Built 1886 Fair condition 0.49 ac lot $45/sqft · 36% below area Est $154k · 36% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.6/10.0

Listing remarks MLS

Historic Charm on a Corner Lot - Woodville, MS Step back in time with this character-filled 3 bedroom, 2 bath historic home nestled on a quiet corner lot in the heart of Woodville. Featuring a full-length front porch, this property is perfect for relaxing evenings and enjoying the charm of small-town living. Inside, you'll find spacious rooms, original details, and endless potential ready to be brought back to life. With off-street parking and a desirable location, this home offers both convenience and opportunity. With a little TLC, this property could truly shine--whether you're looking to restore a historic beauty, invest, or create your dream home. A rare find with timeless appeal--don't miss your chance to turn this hidden gem into something special! ALL INFORMATION, REGARDLESS OF SOURCE, INCLUDING BUT NOT LIMITED TO SQUARE FOOTAGE & LOT SIZE IS DEEMED RELIABLE BUT NOT GUARANTEED AND SHOULD BE PERSONALLY VERIFIED THROUGH PERSONAL INSPECTION BY AND/OR APPROPRIATE PROFESSIONAL

Key facts

• Desirable location
• Off-street parking
• Historic home

Tags

• HISTORIC HOME
• FULL-LENGTH FRONT PORCH
• OFF-STREET PARKING
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $346 ($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: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#104 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.
• Wilkinson County School District (rural): math 4% / reading 11% proficiency, ranked #124 of 130 in MS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($684 loan paydown + $5k appreciation (5.3% local appreciation)).
• Wilkinson County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $154,317
• List price: $99,000
• Delta: -35.85%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Sligo St	0.30mi	3/1.0	2,222 (+1%)	15mo	$219,000	$99	69
550 Church St	0.23mi	4/3.0 (+1)	1,950 (-12%)	19mo	$233,000	$119	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.68×
• Total profit: $46,641
• Equity at exit: $57,985

10-year hold

• IRR: 25.3%
• Equity multiple: 5.37×
• Total profit: $121,205
• Equity at exit: $101,667

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 39669

• Home prices YoY: 6.4%
• Active inventory: 35
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $346

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $414	-5% $380	+0% $346	+5% $312	+10% $278
Rent	-10% $243	-5% $294	+0% $346	+5% $397	+10% $449
Rate	-1.0pp $396	-0.5pp $371	base $346	+0.5pp $320	+1.0pp $294

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 17 events

1. 2026-06-21
   days on market $99,000 Active 80 DOM
2. 2026-06-21
   days on market $99,000 Active 79 DOM
3. 2026-06-18
   days on market $99,000 Active 77 DOM
4. 2026-06-17
   days on market $99,000 Active 76 DOM
5. 2026-06-16
   days on market $99,000 Active 75 DOM
6. 2026-06-15
   days on market $99,000 Active 74 DOM
7. 2026-06-13
   days on market $99,000 Active 72 DOM
8. 2026-06-12
   days on market $99,000 Active 71 DOM
9. 2026-06-09
   days on market $99,000 Active 68 DOM
10. 2026-06-08
    days on market $99,000 Active 67 DOM
11. 2026-06-07
    days on market $99,000 Active 66 DOM
12. 2026-06-05
    days on market $99,000 Active 64 DOM
13. 2026-06-04
    days on market $99,000 Active 62 DOM
14. 2026-06-02
    days on market $99,000 Active 61 DOM
15. 2026-06-01
    days on market $99,000 Active 60 DOM
16. 2026-05-31
    days on market $99,000 Active 59 DOM
17. 2026-04-02
    listed $99,000 Active 1013-char remark

    Show marketing remark (1013 chars)

    Historic Charm on a Corner Lot - Woodville, MS Step back in time with this character-filled 3 bedroom, 2 bath historic home nestled on a quiet corner lot in the heart of Woodville. Featuring a full-length front porch, this property is perfect for relaxing evenings and enjoying the charm of small-town living. Inside, you'll find spacious rooms, original details, and endless potential ready to be brought back to life. With off-street parking and a desirable location, this home offers both convenience and opportunity. With a little TLC, this property could truly shine--whether you're looking to restore a historic beauty, invest, or create your dream home. A rare find with timeless appeal--don't miss your chance to turn this hidden gem into something special! ALL INFORMATION, REGARDLESS OF SOURCE, INCLUDING BUT NOT LIMITED TO SQUARE FOOTAGE & LOT SIZE IS DEEMED RELIABLE BUT NOT GUARANTEED AND SHOULD BE PERSONALLY VERIFIED THROUGH PERSONAL INSPECTION BY AND/OR APPROPRIATE PROFESSIONAL

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,647
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$2,880
• Taxable income: $2,738
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $3,494/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.

Condition & rehab AI · 13 photos

Fair 45/100 Extensive rehab

This historic home requires extensive repairs and updates to its roof, exterior, interior, HVAC system, and foundation. Significant improvements will be needed to bring the property up to current standards and increase its value.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major exterior siding — Peeling and in need of repainting.
• Major flooring — Worn and in need of replacement.
• Major interior walls/paint — Significant wear and tear.
• Major landscaping — Overgrown and in need of maintenance.
• Major HVAC system — Old and may need replacement or repair.
• Major foundation/structure — Significant wear and potential structural issues that need assessment and repair.

Value-add opportunities

• Resale roof repair and replacement — A new roof will significantly improve the home's appearance and value.
• Resale exterior siding repair and repainting — A fresh coat of paint and repairs will enhance the home's curb appeal.
• Resale flooring replacement — New flooring will improve the home's appearance and functionality.
• Resale interior wall and paint repair — Fresh paint and repairs will improve the home's appearance and value.
• Both landscaping and maintenance — A well-maintained landscape will improve the home's curb appeal and increase its value.
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency.
• Resale foundation and structural assessment and repair — A thorough assessment and repair of the foundation will ensure the home's structural integrity and improve its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks.	Major	$15,000–50,000
exterior siding · Peeling and in need of repainting.	Major	$15,000–50,000
flooring · Worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Significant wear and tear.	Major	$15,000–50,000
landscaping · Overgrown and in need of maintenance.	Major	$15,000–50,000
HVAC system · Old and may need replacement or repair.	Major	$15,000–50,000
foundation/structure · Significant wear and potential structural issues that need assessment and repair.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale roof repair and replacement — A new roof will significantly improve the home's appearance and value. ↑
• Resale exterior siding repair and repainting — A fresh coat of paint and repairs will enhance the home's curb appeal. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and functionality. ↑
• Resale interior wall and paint repair — Fresh paint and repairs will improve the home's appearance and value. ↑
• Both landscaping and maintenance — A well-maintained landscape will improve the home's curb appeal and increase its value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency. ↑
• Resale foundation and structural assessment and repair — A thorough assessment and repair of the foundation will ensure the home's structural integrity and improve its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wilkinson County School District
• NCES district ID: 2804710
• Math proficiency: 4% ▼ -12.00%
• Reading proficiency: 11% ▼ -5.00%
• Median HH income: $29,558
• Composite: 5.57/100
• National rank: #10025
• State rank: #124 of 130 in MS

Livability — Woodville

• Score: 65/100
• State rank: #104
• US rank: #12514

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: Woodville, MS
• Population (ZIP): 4,260

Population outlook (Wilkinson County) Hauer SSP2

• Today (2025): 7,916 people
• By 2030: 7,289 · -7.9%
• By 2040: 6,036 · -23.7%
• By 2050: 4,978 · -37.1%
• By 2075: 3,361 · -57.5%
• By 2100: 2,387 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Two or more races 3%
• Common ancestry: Lithuanian 3% Serbian 1%

Political lean MEDSL · Wilkinson

• 2024 margin: Strong D (+25.3) · D 62.0% · R 36.7% · Other 1.3%
• 2008→2024 swing: -13.1pp toward R · 2008: 38.4pp · 2024: 25.3pp
• All cycles: 2024: D+25.3 2020: D+34.5 2016: D+36.4 2012: D+39.3 2008: D+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.31%
• Current HPI: 88.8448
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-02 Listed $99,000 MLSU