610 NW 9th Ave · Magee, MS 39111

$45,000

2 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 11 Days on market

Built 1960 6,534 sqft lot ↓ 36% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

The property is a great opportunity for an investor. It is being sold ''as is where is. '' Would be a great rental or a family home. There is a fence around most of the property. Price negotiable!

Key facts

• Spacious lot
• Shopping
• Local amenities

Tags

• COMPLETE RENOVATION PROJECT
• SPACIOUS LOT
• LOCAL AMENITIES
• SCHOOLS
• SHOPPING

Property features AI

Exterior

• Parking: On-site parking
• Utilities: Public water; Public sewer; Electricity connected; Water service connected
• Home design: Single-family house; One story; Fixer condition
• Construction: Metal roof; Conventional foundation; Built in (year built from public records)
• Exterior features: Front porch; Fenced lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central cooling
• Interior features: Accessible approach with ramp; Accessibility features present

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $45k).
• Cap rate 19.5% vs local median 3.6% in Magee — 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 (#158 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime F, 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: Magee Elementary School (math 16% / reading 22%, grade F, #251 of 375 statewide, top 67%, 504 students, 99% FRL); Magee Middle School (math 14% / reading 21%, grade F, #123 of 179 statewide, top 69%, 325 students, 99% FRL); Magee High School (math 8% / reading 8%, grade F, #184 of 197 statewide, top 94%, 405 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: 75 active listings in the ZIP; 3 units permitted in Simpson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (2.9% local appreciation)).
• Simpson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1960 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.20% ✓
• Cap rate: 19.45%
• Cash-on-cash: 47.00%
• DSCR: 3.09
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $146,196
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 NW Cherry St	0.16mi	2/2.0	1,040 (-7%)	10mo	$135,900	$131	73
569 Simpson Highway 149	0.22mi	2/1.0	1,000 (-10%)	9mo	$84,000	$84	61
626 NW St. Louis Ave	0.19mi	2/1.0	1,000 (-10%)	11mo	$110,000	$110	60
502 NW Kennedy Dr	0.42mi	3/1.5 (+1)	1,221 (+9%)	2mo	$169,000	$138	56
211 NE 3rd St	0.74mi	3/2.0 (+1)	1,106 (-1%)	4mo	$129,900	$117	56
512 SW 2nd St	0.72mi	3/2.0 (+1)	1,093 (-2%)	6mo	$179,900	$165	53
1305 Frances Ave	0.62mi	3/1.5 (+1)	1,265 (+13%)	1mo	$149,900	$118	41
1304 NE 1st Ave	0.65mi	3/2.0 (+1)	1,261 (+13%)	2mo	$184,900	$147	41
302 SW 4th Ave	0.72mi	2/1.0	995 (-11%)	14mo	$129,900	$131	32

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

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.1%
• Equity multiple: 3.91×
• Total profit: $36,615
• Equity at exit: $19,983

10-year hold

• IRR: 51.8%
• Equity multiple: 7.87×
• Total profit: $86,600
• Equity at exit: $30,603

Cash invested: $12,600 (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 39111

• Home prices YoY: 1.8%
• Active inventory: 75
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $493

Break-even live

Break-even rent $363

Max offer price $45,000

Occupancy floor 45%

Sensitivity live

Price	-10% $519	-5% $506	+0% $493	+5% $481	+10% $468
Rent	-10% $415	-5% $454	+0% $493	+5% $533	+10% $572
Rate	-1.0pp $516	-0.5pp $505	base $493	+0.5pp $482	+1.0pp $470

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $45,000 Active 11 DOM
2. 2026-06-18
   days on market $45,000 Active 9 DOM
3. 2026-06-17
   days on market $45,000 Active 8 DOM
4. 2026-06-16
   days on market $45,000 Active 7 DOM
5. 2026-06-15
   days on market $45,000 Active 6 DOM
6. 2026-06-13
   days on market $45,000 Active 4 DOM
7. 2026-06-12
   days on market $45,000 Active 3 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $45,000 Active 1 DOM

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $388 · $32/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 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: $11,856
• − Mortgage interest: −$2,521
• − Property taxes: −$388
• − Insurance: −$225
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$1,309
• Taxable income: $5,517
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $4,598/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 — Magee

• Score: 63/100
• State rank: #158
• US rank: #15438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magee, MS
• Population (ZIP): 8,927

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 (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Serbian 5% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 2.90%
• Current HPI: 161.8264
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-35.7% since first listed

9 events — show timeline

• 2026-06-09 Listed $45,000 MLSU
• 2025-09-30 Listing Removed — MLSU
• 2025-02-24 Listed $65,000 MLSU
• 2023-02-23 Sold (MLS) — HAAR
• 2021-10-01 Listing Removed — MLSU
• 2020-05-21 Listed $14,000 HAAR
• 2008-04-17 Sold (MLS) — MLSU
• 2008-02-13 Listed $65,000 MLSU
• 2006-11-18 Listed $70,000 MLSU

Property tax history

+4.0%/yr

Latest (2025): $388 · +22.0% YoY. Source: county tax records.