2215 10th Ave S · Columbus, MS 39701

$68,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 41 Days on market

Built 1950

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Just minutes from downtown! Located on a dead end street, this home offers backyard privacy, fenced all around with a rear deck for those who love to grill and entertain. A great house for outdoor living while still being in the city. Come check it out!

Key facts

• Backyard privacy
• Fenced all around
• Rear deck

Tags

• BACKYARD PRIVACY
• FENCED ALL AROUND
• REAR DECK
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#219 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety D, amenities F, commute F.
• Columbus Municipal School District (town): math 9% / reading 17% proficiency, ranked #113 of 130 in MS (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cook Elementary School (math 8% / reading 22%, grade F, #274 of 375 statewide, top 74%, 388 students, 100% FRL); Columbus Middle School (math 8% / reading 15%, grade F, #149 of 179 statewide, top 84%, 667 students, 100% FRL); Columbus High School (math 10% / reading 16%, grade F, #155 of 197 statewide, top 80%, 898 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 130 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• At $1,236/mo this rent would consume 46% of the median local household income ($33k/yr) (locally 775% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lowndes County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.82% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.69%
• DSCR: 2.54
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-2,873
• Equity at exit: $10,139

10-year hold

• IRR: 6.0%
• Equity multiple: 1.46×
• Total profit: $8,691
• Equity at exit: $5,879

Cash invested: $19,040 (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 39701

• Home prices YoY: -33.9%
• Active inventory: 4
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$28
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $124

Break-even live

Break-even rent $1,079

Max offer price $68,000

Occupancy floor 85%

Sensitivity live

Price	-10% $162	-5% $143	+0% $124	+5% $105	+10% $85
Rent	-10% $26	-5% $75	+0% $124	+5% $173	+10% $222
Rate	-1.0pp $158	-0.5pp $141	base $124	+0.5pp $106	+1.0pp $88

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 5th St S Columbus, MS	1.0–2.0	1.0–2.0	774	$1,795	$2.32	45d	3	1.33mi
815 13th St N Columbus, MS	1.0–3.0	1.0	610	$680	$1.11	45d	1	1.46mi

Listing history 20 events

1. 2026-06-22
   days on market $68,000 Active 41 DOM
2. 2026-06-21
   days on market $68,000 Active 40 DOM
3. 2026-06-19
   days on market $68,000 Active 38 DOM
4. 2026-06-18
   days on market $68,000 Active 37 DOM
5. 2026-06-17
   days on market $68,000 Active 36 DOM
6. 2026-06-16
   days on market $68,000 Active 35 DOM
7. 2026-06-15
   days on market $68,000 Active 34 DOM
8. 2026-06-14
   days on market $68,000 Active 32 DOM
9. 2026-06-12
   days on market $68,000 Active 31 DOM
10. 2026-06-09
    days on market $68,000 Active 28 DOM
11. 2026-06-08
    days on market $68,000 Active 27 DOM
12. 2026-06-07
    days on market $68,000 Active 26 DOM
13. 2026-06-05
    days on market $68,000 Active 23 DOM
14. 2026-06-03
    days on market $68,000 Active 22 DOM
15. 2026-06-02
    days on market $68,000 Active 21 DOM
16. 2026-06-01
    days on market $68,000 Active 20 DOM
17. 2026-05-31
    days on market $68,000 Active 19 DOM
18. 2026-05-30
    days on market $68,000 Active 18 DOM
19. 2026-05-12
    listed $68,000 Active 253-char remark
20. 2017-04-07
    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: $496 · $41/mo
• Projected year-2 tax: $537 · $45/mo
• Expected delta: +$41/yr (+$3/mo · 8.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,836
• − Mortgage interest: −$3,809
• − Property taxes: −$496
• − Insurance: −$5,458
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,978
• Taxable income: $721
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $1,314/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: Columbus Municipal School District
• NCES district ID: 2801200
• Math proficiency: 9% ▼ -11.00%
• Reading proficiency: 17% ▼ -6.00%
• Median HH income: $33,376
• Composite: 10.49/100
• National rank: #9782
• State rank: #113 of 130 in MS

Livability — Columbus

• Score: 60/100
• State rank: #219
• US rank: #18952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, MS
• County: Lowndes County · 35,442 people
• City population: 35,442
• Metro: Columbus, MS
• Population (ZIP): 11,958
• Household income: $32,599
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 775.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 59,842 people
• By 2030: 59,312 · -0.9%
• By 2040: 57,282 · -4.3%
• By 2050: 54,348 · -9.2%
• By 2075: 45,423 · -24.1%
• By 2100: 34,724 · -42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 32% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Lowndes

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.6%
• 2008→2024 swing: -5.3pp toward R · 2008: -2.9pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+2.6 2016: R+6.3 2012: R+1.5 2008: R+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.88%
• Current HPI: 130.6468
• Rent YoY: —
• Metro: Columbus, MS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-12 Listed $68,000 FSBO.com
• 2017-04-07 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $496 · +1.2% YoY. Source: county tax records.