309 Lebanon Rd · Soso, MS 39443

$124,900

3 bd · 1.0 ba · 1,922 sqft · SingleFamily public records · 115 Days on market

Built 1960 $65/sqft · at area comps Est $130k · at est.

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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 +19.6/30.0
• ARV discount +9.3/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rooms are large and suited for family fun. Unique dining room has space enough for computer desk and tv. Baths are modern and updated. Large kitchen with ample cabinet and counter space. Features a large deck on the back. Call today for appointment to view.

Key facts

• Large deck
• Large kitchen
• Dining room

Tags

• DINING ROOM
• LARGE KITCHEN
• LARGE DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $115k (8.2% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#163 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety D, schools F.
• Jones County School District (rural): math 40% / reading 39% proficiency, ranked #40 of 130 in MS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 23 units permitted in Jones County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jones County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $129,956
• List price: $124,900
• Delta: 11.50%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-11,174
• Equity at exit: $18,623

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,821
• Equity at exit: $10,799

Cash invested: $34,972 (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 39443

• Active inventory: 107
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $143

Break-even live

Break-even rent $966

Max offer price $124,900

Occupancy floor 83%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $124,900 Active 115 DOM
2. 2026-06-18
   days on market $124,900 Active 114 DOM
3. 2026-06-18
   price $124,900 Active 113 DOM
4. 2026-06-17
   days on market $144,900 Active 113 DOM
5. 2026-06-16
   days on market $144,900 Active 112 DOM
6. 2026-06-15
   days on market $144,900 Active 111 DOM
7. 2026-06-14
   days on market $144,900 Active 109 DOM
8. 2026-06-13
   days on market $144,900 Active 108 DOM
9. 2026-06-10
   days on market $144,900 Active 106 DOM
10. 2026-06-09
    days on market $144,900 Active 105 DOM
11. 2026-06-08
    days on market $144,900 Active 104 DOM
12. 2026-06-07
    days on market $144,900 Active 103 DOM
13. 2026-06-05
    days on market $144,900 Active 100 DOM
14. 2026-06-03
    days on market $144,900 Active 99 DOM
15. 2026-06-02
    days on market $144,900 Active 98 DOM
16. 2026-06-01
    days on market $144,900 Active 97 DOM
17. 2026-05-31
    days on market $144,900 Active 96 DOM
18. 2026-05-30
    days on market $144,900 Active 95 DOM
19. 2026-04-16
    price $144,900 257-char remark

    Show marketing remark (258 chars)

    Rooms are large and suited for family fun. Uniquie dining room has space enough for computer desk and tv. Baths are modern and updated. Large kitchen with ample cabinet and counter space. Features a large deck on the back. Call today for appointment to view.

20. 2026-04-16
    price $144,900 258-char remark

    Show marketing remark (258 chars)

    Rooms are large and suited for family fun. Uniquie dining room has space enough for computer desk and tv. Baths are modern and updated. Large kitchen with ample cabinet and counter space. Features a large deck on the back. Call today for appointment to view.

21. 2026-02-24
    listed $159,900 Active 258-char remark

    Show marketing remark (258 chars)

    Rooms are large and suited for family fun. Uniquie dining room has space enough for computer desk and tv. Baths are modern and updated. Large kitchen with ample cabinet and counter space. Features a large deck on the back. Call today for appointment to view.

22. 2026-02-23
    listed $159,900 Active 257-char remark

    Show marketing remark (257 chars)

    Rooms are large and suited for family fun. Unique dining room has space enough for computer desk and tv. Baths are modern and updated. Large kitchen with ample cabinet and counter space. Features a large deck on the back. Call today for appointment to view.

23. 2020-06-04
    soldstatus
24. 2020-04-24
    listed $89,900
25. 2004-06-11
    soldstatus

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$316/yr (+$26/mo · 47.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $13,762
• − Mortgage interest: −$6,996
• − Property taxes: −$671
• − Insurance: −$624
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$3,633
• Taxable loss: −$365
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $1,804/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: Jones County School District
• NCES district ID: 2802280
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $41,051
• Composite: 33.24/100
• National rank: #5520
• State rank: #40 of 130 in MS

Livability — Soso

• Score: 63/100
• State rank: #163
• US rank: #15734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,932

Population outlook (Jones County) Hauer SSP2

• Today (2025): 68,800 people
• By 2030: 68,773 · +-0.0%
• By 2040: 68,087 · -1.0%
• By 2050: 66,241 · -3.7%
• By 2075: 58,600 · -14.8%
• By 2100: 45,744 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+46.8) · D 26.2% · R 73.0%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.6pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+42.2 2016: R+43.6 2012: R+38.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.24%
• Current HPI: 131.9011
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+61.2% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $144,900 HAAR
• 2026-04-16 Price Changed $144,900 LBOR
• 2026-02-24 Listed $159,900 LBOR
• 2026-02-23 Listed $159,900 HAAR
• 2020-06-04 Sold (MLS) — LBOR
• 2020-04-24 Listed $89,900 LBOR
• 2004-06-11 Sold (Public Records) — Public Records

Property tax history

-5.6%/yr

Latest (2025): $671 · +1.9% YoY. Source: county tax records.