319 Margaret Ave · Natchez, MS 39120

$195,000

3 bd · 1.0 ba · 1,773 sqft · SingleFamily public records · 487 Days on market

Built 1970 0.25 ac lot $110/sqft · 24% above area Est $209k · 7% under

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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 +13.3/30.0
• ARV discount +10.6/15.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Brick Home on a Spacious Corner Lot in Westover Heights! Discover the perfect blend of comfort, style, and functionality in this beautiful brick home located in the desirable Westover Heights Subdivision! Situated on a large corner lot, this property boasts a fenced-in backyard ideal for entertaining, gardening, or letting your furry friends roam freely. Modern & Open Living Spaces: Step inside to an open floor plan seamlessly connecting the living, dining, and kitchen areas—perfect for gatherings or relaxed evenings at home. Galley-Style Kitchen: Newly upgraded with sleek quartz countertops, modern appliances, and stylish lighting. Enjoy the convenience of an eat-in area, a 4-burner electric stove, a self-cleaning oven, and a double stainless steel sink with disposal. The cabinets feature pull-out organizers for optimal storage. Dining Room: A brand-new crystal chandelier adds a touch of elegance. Living Room: Cozy up to the gas fireplace with raised hearth, and enjoy the fresh ambiance from the new chandelier. Relaxation & Retreat: Both bathrooms have been beautifully renovated with quartz countertops, bathtubs with shower doors, and ceramic tile on the walls and floors—offering a spa-like experience every day. Extra Living Space: The large 14' x 23' den/family room with ceiling lighted ceiling fans opens up to the backyard through newly added French doors, leading to a private 11' x 15' patio perfect for outdoor entertaining or relaxation. Laundry Room: Spacious enough for either washer and dryer or stackable units. * Upgrades That Wow: * HVAC System: Newly installed central air and heat ensures year-round comfort. * Garage: New electric garage door with remote for added convenience. Don't miss this opportunity to own a home that perfectly combines modern upgrades, timeless charm, and a fantastic location. Schedule your private showing today! Sold ''As-is''.

Key facts

• Eat-in area
• Fireplace gas logs
• Landscaped

Tags

• FENCED-IN BACKYARD
• EAT-IN AREA
• FIREPLACE GAS LOGS
• FRENCH DOORS
• LANDSCAPED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $1 ($16/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 $145k (25.9% below list).
• Recommended offer: $145k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.4% in Natchez — 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 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 281 active listings in the ZIP; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Adams County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 487 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $54k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $144,535 (25.9% below list)

Questions for the listing agent

1. It's been on market 487 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
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: 0.74% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (median comp): $209,306
• List price: $195,000
• Delta: -6.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Janice Cir	0.08mi	3/2.0	1,907 (+8%)	4mo	$145,000	$76	76
202 Lindberg Ave	0.05mi	3/2.0	1,918 (+8%)	13mo	$189,500	$99	69
106 Laurel Ave	0.48mi	3/2.0	1,800 (+2%)	2mo	$117,500	$65	69
217 Margaret	0.14mi	3/2.0	1,712 (-3%)	20mo	$179,000	$105	68
103 Lindberg Ave	0.09mi	3/2.0	1,600 (-10%)	13mo	$259,000	$162	65
901 Lindberg Ave	0.44mi	3/2.0	1,792 (+1%)	11mo	$192,000	$107	64
4 Byrd Ct Ct	0.26mi	3/2.0	1,679 (-5%)	16mo	$178,500	$106	62
503 Lindberg	0.12mi	3/2.0	1,892 (+7%)	23mo	$169,000	$89	60
3503 Eastbrook Rd	0.48mi	4/2.0 (+1)	1,700 (-4%)	14mo	$155,000	$91	50

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-31,617
• Equity at exit: $29,075

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-27,848
• Equity at exit: $16,860

Cash invested: $54,600 (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 39120

• Active inventory: 281
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $1

Break-even live

Break-even rent $1,444

Max offer price $195,000

Occupancy floor 95%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $195,000 Active 487 DOM
2. 2026-06-17
   days on market $195,000 Active 486 DOM
3. 2026-06-16
   days on market $195,000 Active 485 DOM
4. 2026-06-15
   days on market $195,000 Active 484 DOM
5. 2026-06-13
   days on market $195,000 Active 482 DOM
6. 2026-06-12
   days on market $195,000 Active 481 DOM
7. 2026-06-09
   days on market $195,000 Active 478 DOM
8. 2026-06-08
   days on market $195,000 Active 477 DOM
9. 2026-06-07
   days on market $195,000 Active 476 DOM
10. 2026-06-07
    pricedays on market $195,000 Active 475 DOM
11. 2026-06-04
    days on market $230,000 Active 472 DOM
12. 2026-06-02
    days on market $230,000 Active 471 DOM
13. 2026-06-01
    days on market $230,000 Active 470 DOM
14. 2026-05-31
    days on market $230,000 Active 469 DOM
15. 2025-12-19
    status Active 1975-char remark

    Show marketing remark (1975 chars)

    Charming Brick Home on a Spacious Corner Lot in Westover Heights! Discover the perfect blend of comfort, style, and functionality in this beautiful brick home located in the desirable Westover Heights Subdivision! Situated on a large corner lot, this property boasts a fenced-in backyard ideal for entertaining, gardening, or letting your furry friends roam freely. Modern & Open Living Spaces: Step inside to an open floor plan seamlessly connecting the living, dining, and kitchen areas—perfect for gatherings or relaxed evenings at home. Galley-Style Kitchen: Newly upgraded with sleek quartz countertops, modern appliances, and stylish lighting. Enjoy the convenience of an eat-in area, a 4-burner electric stove, a self-cleaning oven, and a double stainless steel sink with disposal. The cabinets feature pull-out organizers for optimal storage. Dining Room: A brand-new crystal chandelier adds a touch of elegance. Living Room: Cozy up to the gas fireplace with raised hearth, and enjoy the fresh ambiance from the new chandelier. Relaxation & Retreat: Both bathrooms have been beautifully renovated with quartz countertops, bathtubs with shower doors, and ceramic tile on the walls and floors—offering a spa-like experience every day. Extra Living Space: The large 14' x 23' den/family room with ceiling lighted ceiling fans opens up to the backyard through newly added French doors, leading to a private 11' x 15' patio perfect for outdoor entertaining or relaxation. Laundry Room: Spacious enough for either washer and dryer or stackable units. * Upgrades That Wow: * HVAC System: Newly installed central air and heat ensures year-round comfort. * Garage: New electric garage door with remote for added convenience. Don't miss this opportunity to own a home that perfectly combines modern upgrades, timeless charm, and a fantastic location. Schedule your private showing today! Sold ''As-is''.

16. 2025-10-20
    status Pending 1975-char remark

    Show marketing remark (1975 chars)

    Charming Brick Home on a Spacious Corner Lot in Westover Heights! Discover the perfect blend of comfort, style, and functionality in this beautiful brick home located in the desirable Westover Heights Subdivision! Situated on a large corner lot, this property boasts a fenced-in backyard ideal for entertaining, gardening, or letting your furry friends roam freely. Modern & Open Living Spaces: Step inside to an open floor plan seamlessly connecting the living, dining, and kitchen areas—perfect for gatherings or relaxed evenings at home. Galley-Style Kitchen: Newly upgraded with sleek quartz countertops, modern appliances, and stylish lighting. Enjoy the convenience of an eat-in area, a 4-burner electric stove, a self-cleaning oven, and a double stainless steel sink with disposal. The cabinets feature pull-out organizers for optimal storage. Dining Room: A brand-new crystal chandelier adds a touch of elegance. Living Room: Cozy up to the gas fireplace with raised hearth, and enjoy the fresh ambiance from the new chandelier. Relaxation & Retreat: Both bathrooms have been beautifully renovated with quartz countertops, bathtubs with shower doors, and ceramic tile on the walls and floors—offering a spa-like experience every day. Extra Living Space: The large 14' x 23' den/family room with ceiling lighted ceiling fans opens up to the backyard through newly added French doors, leading to a private 11' x 15' patio perfect for outdoor entertaining or relaxation. Laundry Room: Spacious enough for either washer and dryer or stackable units. * Upgrades That Wow: * HVAC System: Newly installed central air and heat ensures year-round comfort. * Garage: New electric garage door with remote for added convenience. Don't miss this opportunity to own a home that perfectly combines modern upgrades, timeless charm, and a fantastic location. Schedule your private showing today! Sold ''As-is''.

17. 2025-09-28
    price $230,000 1975-char remark

    Show marketing remark (1975 chars)

    Charming Brick Home on a Spacious Corner Lot in Westover Heights! Discover the perfect blend of comfort, style, and functionality in this beautiful brick home located in the desirable Westover Heights Subdivision! Situated on a large corner lot, this property boasts a fenced-in backyard ideal for entertaining, gardening, or letting your furry friends roam freely. Modern & Open Living Spaces: Step inside to an open floor plan seamlessly connecting the living, dining, and kitchen areas—perfect for gatherings or relaxed evenings at home. Galley-Style Kitchen: Newly upgraded with sleek quartz countertops, modern appliances, and stylish lighting. Enjoy the convenience of an eat-in area, a 4-burner electric stove, a self-cleaning oven, and a double stainless steel sink with disposal. The cabinets feature pull-out organizers for optimal storage. Dining Room: A brand-new crystal chandelier adds a touch of elegance. Living Room: Cozy up to the gas fireplace with raised hearth, and enjoy the fresh ambiance from the new chandelier. Relaxation & Retreat: Both bathrooms have been beautifully renovated with quartz countertops, bathtubs with shower doors, and ceramic tile on the walls and floors—offering a spa-like experience every day. Extra Living Space: The large 14' x 23' den/family room with ceiling lighted ceiling fans opens up to the backyard through newly added French doors, leading to a private 11' x 15' patio perfect for outdoor entertaining or relaxation. Laundry Room: Spacious enough for either washer and dryer or stackable units. * Upgrades That Wow: * HVAC System: Newly installed central air and heat ensures year-round comfort. * Garage: New electric garage door with remote for added convenience. Don't miss this opportunity to own a home that perfectly combines modern upgrades, timeless charm, and a fantastic location. Schedule your private showing today! Sold ''As-is''.

18. 2025-09-28
    status Active 1975-char remark

    Show marketing remark (1975 chars)

    Charming Brick Home on a Spacious Corner Lot in Westover Heights! Discover the perfect blend of comfort, style, and functionality in this beautiful brick home located in the desirable Westover Heights Subdivision! Situated on a large corner lot, this property boasts a fenced-in backyard ideal for entertaining, gardening, or letting your furry friends roam freely. Modern & Open Living Spaces: Step inside to an open floor plan seamlessly connecting the living, dining, and kitchen areas—perfect for gatherings or relaxed evenings at home. Galley-Style Kitchen: Newly upgraded with sleek quartz countertops, modern appliances, and stylish lighting. Enjoy the convenience of an eat-in area, a 4-burner electric stove, a self-cleaning oven, and a double stainless steel sink with disposal. The cabinets feature pull-out organizers for optimal storage. Dining Room: A brand-new crystal chandelier adds a touch of elegance. Living Room: Cozy up to the gas fireplace with raised hearth, and enjoy the fresh ambiance from the new chandelier. Relaxation & Retreat: Both bathrooms have been beautifully renovated with quartz countertops, bathtubs with shower doors, and ceramic tile on the walls and floors—offering a spa-like experience every day. Extra Living Space: The large 14' x 23' den/family room with ceiling lighted ceiling fans opens up to the backyard through newly added French doors, leading to a private 11' x 15' patio perfect for outdoor entertaining or relaxation. Laundry Room: Spacious enough for either washer and dryer or stackable units. * Upgrades That Wow: * HVAC System: Newly installed central air and heat ensures year-round comfort. * Garage: New electric garage door with remote for added convenience. Don't miss this opportunity to own a home that perfectly combines modern upgrades, timeless charm, and a fantastic location. Schedule your private showing today! Sold ''As-is''.

19. 2025-09-10
    status Pending 1975-char remark

    Show marketing remark (1975 chars)

    Charming Brick Home on a Spacious Corner Lot in Westover Heights! Discover the perfect blend of comfort, style, and functionality in this beautiful brick home located in the desirable Westover Heights Subdivision! Situated on a large corner lot, this property boasts a fenced-in backyard ideal for entertaining, gardening, or letting your furry friends roam freely. Modern & Open Living Spaces: Step inside to an open floor plan seamlessly connecting the living, dining, and kitchen areas—perfect for gatherings or relaxed evenings at home. Galley-Style Kitchen: Newly upgraded with sleek quartz countertops, modern appliances, and stylish lighting. Enjoy the convenience of an eat-in area, a 4-burner electric stove, a self-cleaning oven, and a double stainless steel sink with disposal. The cabinets feature pull-out organizers for optimal storage. Dining Room: A brand-new crystal chandelier adds a touch of elegance. Living Room: Cozy up to the gas fireplace with raised hearth, and enjoy the fresh ambiance from the new chandelier. Relaxation & Retreat: Both bathrooms have been beautifully renovated with quartz countertops, bathtubs with shower doors, and ceramic tile on the walls and floors—offering a spa-like experience every day. Extra Living Space: The large 14' x 23' den/family room with ceiling lighted ceiling fans opens up to the backyard through newly added French doors, leading to a private 11' x 15' patio perfect for outdoor entertaining or relaxation. Laundry Room: Spacious enough for either washer and dryer or stackable units. * Upgrades That Wow: * HVAC System: Newly installed central air and heat ensures year-round comfort. * Garage: New electric garage door with remote for added convenience. Don't miss this opportunity to own a home that perfectly combines modern upgrades, timeless charm, and a fantastic location. Schedule your private showing today! Sold ''As-is''.

20. 2025-07-17
    price $244,500 1975-char remark

    Show marketing remark (1975 chars)

    Charming Brick Home on a Spacious Corner Lot in Westover Heights! Discover the perfect blend of comfort, style, and functionality in this beautiful brick home located in the desirable Westover Heights Subdivision! Situated on a large corner lot, this property boasts a fenced-in backyard ideal for entertaining, gardening, or letting your furry friends roam freely. Modern & Open Living Spaces: Step inside to an open floor plan seamlessly connecting the living, dining, and kitchen areas—perfect for gatherings or relaxed evenings at home. Galley-Style Kitchen: Newly upgraded with sleek quartz countertops, modern appliances, and stylish lighting. Enjoy the convenience of an eat-in area, a 4-burner electric stove, a self-cleaning oven, and a double stainless steel sink with disposal. The cabinets feature pull-out organizers for optimal storage. Dining Room: A brand-new crystal chandelier adds a touch of elegance. Living Room: Cozy up to the gas fireplace with raised hearth, and enjoy the fresh ambiance from the new chandelier. Relaxation & Retreat: Both bathrooms have been beautifully renovated with quartz countertops, bathtubs with shower doors, and ceramic tile on the walls and floors—offering a spa-like experience every day. Extra Living Space: The large 14' x 23' den/family room with ceiling lighted ceiling fans opens up to the backyard through newly added French doors, leading to a private 11' x 15' patio perfect for outdoor entertaining or relaxation. Laundry Room: Spacious enough for either washer and dryer or stackable units. * Upgrades That Wow: * HVAC System: Newly installed central air and heat ensures year-round comfort. * Garage: New electric garage door with remote for added convenience. Don't miss this opportunity to own a home that perfectly combines modern upgrades, timeless charm, and a fantastic location. Schedule your private showing today! Sold ''As-is''.

21. 2024-11-30
    listed $249,500 Active 1975-char remark

    Show marketing remark (1975 chars)

    Charming Brick Home on a Spacious Corner Lot in Westover Heights! Discover the perfect blend of comfort, style, and functionality in this beautiful brick home located in the desirable Westover Heights Subdivision! Situated on a large corner lot, this property boasts a fenced-in backyard ideal for entertaining, gardening, or letting your furry friends roam freely. Modern & Open Living Spaces: Step inside to an open floor plan seamlessly connecting the living, dining, and kitchen areas—perfect for gatherings or relaxed evenings at home. Galley-Style Kitchen: Newly upgraded with sleek quartz countertops, modern appliances, and stylish lighting. Enjoy the convenience of an eat-in area, a 4-burner electric stove, a self-cleaning oven, and a double stainless steel sink with disposal. The cabinets feature pull-out organizers for optimal storage. Dining Room: A brand-new crystal chandelier adds a touch of elegance. Living Room: Cozy up to the gas fireplace with raised hearth, and enjoy the fresh ambiance from the new chandelier. Relaxation & Retreat: Both bathrooms have been beautifully renovated with quartz countertops, bathtubs with shower doors, and ceramic tile on the walls and floors—offering a spa-like experience every day. Extra Living Space: The large 14' x 23' den/family room with ceiling lighted ceiling fans opens up to the backyard through newly added French doors, leading to a private 11' x 15' patio perfect for outdoor entertaining or relaxation. Laundry Room: Spacious enough for either washer and dryer or stackable units. * Upgrades That Wow: * HVAC System: Newly installed central air and heat ensures year-round comfort. * Garage: New electric garage door with remote for added convenience. Don't miss this opportunity to own a home that perfectly combines modern upgrades, timeless charm, and a fantastic location. Schedule your private showing today! Sold ''As-is''.

22. 2023-07-11
    soldstatus $150,000
23. 2022-10-27
    soldstatus $150,000
24. 2011-06-02
    soldstatus 426-char remark

    Show marketing remark (426 chars)

    NICE BRICK HOME IN WESTOVER HEIGHTS SUBDIVISION. UPDATED INTERIOR. OPEN FLOORPLAN. NICE BUILT-INS, FIREPLACE W/ REMOTE GAS LOGS. GALLEY STYLE KITCHEN W/ EAT-IN KITCHEN & LARGE LAUNDRY ROOM. FRENCH DOORS OPEN TO SCREEN PATIO(23X34). LARGE CORNER LOT W/ FENCED BACKYARD.MANY UPDATES SINCE 2004 (PER OWNER) AS NEW ROOF, AC COMPRESSOR, NEW CIRCUIT PANEL,NEW AC/HEATING UNIT,DISPOSAL, STOVE TOP,INSULATION IN ATTIC,LANDSCAPING.

25. 2010-10-06
    listed $155,000 426-char remark

    Show marketing remark (426 chars)

    NICE BRICK HOME IN WESTOVER HEIGHTS SUBDIVISION. UPDATED INTERIOR. OPEN FLOORPLAN. NICE BUILT-INS, FIREPLACE W/ REMOTE GAS LOGS. GALLEY STYLE KITCHEN W/ EAT-IN KITCHEN & LARGE LAUNDRY ROOM. FRENCH DOORS OPEN TO SCREEN PATIO(23X34). LARGE CORNER LOT W/ FENCED BACKYARD.MANY UPDATES SINCE 2004 (PER OWNER) AS NEW ROOF, AC COMPRESSOR, NEW CIRCUIT PANEL,NEW AC/HEATING UNIT,DISPOSAL, STOVE TOP,INSULATION IN ATTIC,LANDSCAPING.

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $1,541 · $128/mo
• Expected delta: +$1,101/yr (+$92/mo · 250.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $17,344
• − Mortgage interest: −$10,923
• − Property taxes: −$439
• − Insurance: −$975
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$5,673
• Taxable loss: −$3,441
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $842/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchez, MS
• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+48.4% since first listed

11 events — show timeline

• 2025-12-19 Relisted — MLSU
• 2025-10-20 Pending — MLSU
• 2025-09-28 Price Changed $230,000 MLSU
• 2025-09-28 Relisted — MLSU
• 2025-09-10 Pending — MLSU
• 2025-07-17 Price Changed $244,500 MLSU
• 2024-11-30 Listed $249,500 MLSU
• 2023-07-11 Sold (Public Records) $150,000 Public Records
• 2022-10-27 Sold (Public Records) $150,000 Public Records
• 2011-06-02 Sold (MLS) — MLSU
• 2010-10-06 Listed $155,000 MLSU

Property tax history

-10.5%/yr

Latest (2025): $439 · -2.1% YoY. Source: county tax records.