707 Cornelia St · Columbus, MS 39702

$85,700

3 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 40 Days on market

Built 1960 0.31 ac lot $62/sqft · 24% below area Est $113k · 24% under ↓ 30% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

AUCTION - OCCUPIED. This affordable ranch home will require your updates and is sold as-is. Home features 3 beds, 1 bath and sits on a large tree-lined lot with an attached carport. Property is sold as-is with NO interior photos, NO property disclosure or inspection report, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 0.31 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $83k (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: 10 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $593 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% 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 $83,129 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.90% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.18%
• DSCR: 2.65
• GRM: 4.4

CMA / ARV

• ARV (median comp): $112,589
• List price: $85,700
• Delta: -23.88%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Lehmberg Rd	0.52mi	3/1.5	1,188 (-14%)	1mo	$149,900	$126	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: 33.1%
• Equity multiple: 2.39×
• Total profit: $33,459
• Equity at exit: $12,778

10-year hold

• IRR: 40.1%
• Equity multiple: 4.75×
• Total profit: $90,082
• Equity at exit: $7,410

Cash invested: $23,996 (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 39702

• Home prices YoY: -29.8%
• Active inventory: 10
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$449
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $743

Break-even live

Break-even rent $685

Max offer price $85,700

Occupancy floor 49%

Sensitivity live

Price	-10% $792	-5% $768	+0% $743	+5% $719	+10% $695
Rent	-10% $615	-5% $679	+0% $743	+5% $808	+10% $872
Rate	-1.0pp $787	-0.5pp $765	base $743	+0.5pp $721	+1.0pp $699

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: $21,425
• Closing costs: $2,571
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S Lehmberg Rd Columbus, MS	1.0–3.0	1.0–2.0	1015	$1,149	$1.13	45d	1	0.68mi
3946 Hwy 182 E Columbus, MS	1.0–3.0	1.0–2.0	1000	$1,568	$1.57	45d	8	0.83mi
240 Sylvan Rd Columbus, MS	3.0	1.5	1830	$2,400	$1.31	45d	1	1.16mi

Listing history 2 events

1. 2026-05-04
   price $103,000 546-char remark

   Show marketing remark (546 chars)

   AUCTION - OCCUPIED. This affordable ranch home will require your updates and is sold as-is. Home features 3 beds, 1 bath and sits on a large tree-lined lot with an attached carport. Property is sold as-is with NO interior photos, NO property disclosure or inspection report, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

2. 2026-04-17
   listed $147,400 Active 546-char remark

   Show marketing remark (546 chars)

   AUCTION - OCCUPIED. This affordable ranch home will require your updates and is sold as-is. Home features 3 beds, 1 bath and sits on a large tree-lined lot with an attached carport. Property is sold as-is with NO interior photos, NO property disclosure or inspection report, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $677 · $56/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $19,519
• − Mortgage interest: −$4,801
• − Property taxes: −$677
• − Insurance: −$428
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$2,493
• Taxable income: $7,997
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $7,002/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): 23,484
• Household income: $54,650
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 704.0

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 (52%)
• Race & ethnicity: Black 52% White 45% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -72.27%
• Current HPI: 170.5528
• Rent YoY: —
• Metro: Columbus, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-30.1% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $103,000 MLSU
• 2026-04-17 Listed $147,400 MLSU

Property tax history

+3.7%/yr

Latest (2025): $677 · +1.7% YoY. Source: county tax records.