205 South Monroe Ave · Picayune, MS 39466

$134,900

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 64 Days on market

Built 1963 0.26 ac lot $142/sqft · at area comps Est $152k · 11% 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 +13.0/30.0
• ARV discount +12.5/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy little home is conveniently located and appears to have been renovated in the not too distant past. Features include an eat in kitchen, spacious primary bedroom, fenced back yard and a 1 car carport with attached storage. Don't put off making an appointment because this one won't last long!

Key facts

• Fenced back yard
• 0.26 acre lot
• Parking

Tags

• FENCED BACK YARD
• CARPORT WITH ATTACHED STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-7 ($-84/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (25.9% below list).
• Recommended offer: $100k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.3% in Picayune — 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 76/100 on livability (#11 in MS, #3,748 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: commute F, employment F.
• Picayune School District (town): math 31% / reading 34% proficiency, ranked #60 of 130 in MS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roseland Park Elementary School (math 27% / reading 30%, grade F, #195 of 375 statewide, top 52%, 366 students, 100% FRL); Picayune Junior High School (math 40% / reading 33%, grade F, #77 of 179 statewide, top 43%, 510 students, 100% FRL); Picayune Memorial High School (math 21% / reading 41%, grade F, #85 of 197 statewide, top 43%, 941 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 349 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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, 99% 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 $100,000 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $151,760
• List price: $134,900
• Delta: -11.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Steele Ave	0.26mi	2/1.5 (-1)	1,052 (+11%)	21mo	$76,300	$73	45

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-22,371
• Equity at exit: $20,114

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-20,328
• Equity at exit: $11,664

Cash invested: $37,772 (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 39466

• Home prices YoY: -26.3%
• Active inventory: 349
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-7

Break-even live

Break-even rent $1,009

Max offer price $133,670

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $31	+0% $-7	+5% $-45	+10% $-83
Rent	-10% $-86	-5% $-46	+0% $-7	+5% $33	+10% $72
Rate	-1.0pp $61	-0.5pp $27	base $-7	+0.5pp $-42	+1.0pp $-77

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Telly Rd Picayune, MS	2.0	1.0	700	$1,000	$1.43	15d	1	0.91mi

Listing history 5 events

1. 2026-03-19
   listed $134,900 Active 301-char remark

   Show marketing remark (301 chars)

   This cozy little home is conveniently located and appears to have been renovated in the not too distant past. Features include an eat in kitchen, spacious primary bedroom, fenced back yard and a 1 car carport with attached storage. Don't put off making an appointment because this one won't last long!

2. 2022-09-08
   soldstatus Closed 143-char remark

   Show marketing remark (143 chars)

   Great starter home or investment property. Home was completely renovated in 2018. Nice fenced in backyard. 3 bedroom 1.5 bath. Don't miss out!!

3. 2022-09-08
   soldstatus

   Show marketing remark (143 chars)

   Great starter home or investment property. Home was completely renovated in 2018. Nice fenced in backyard. 3 bedroom 1.5 bath. Don't miss out!!

4. 2022-08-02
   status Pending 143-char remark

   Show marketing remark (143 chars)

   Great starter home or investment property. Home was completely renovated in 2018. Nice fenced in backyard. 3 bedroom 1.5 bath. Don't miss out!!

5. 2022-07-23
   listed $125,900 Active 143-char remark

   Show marketing remark (143 chars)

   Great starter home or investment property. Home was completely renovated in 2018. Nice fenced in backyard. 3 bedroom 1.5 bath. Don't miss out!!

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$666/yr (+$55/mo · 166.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $12,000
• − Mortgage interest: −$7,556
• − Property taxes: −$400
• − Insurance: −$674
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,924
• Taxable loss: −$2,475
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $511/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: Picayune School District
• NCES district ID: 2803630
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $38,446
• Composite: 27.17/100
• National rank: #7025
• State rank: #60 of 130 in MS

Livability — Picayune

• Score: 76/100
• State rank: #11
• US rank: #3748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Picayune, MS
• Population (ZIP): 28,292

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 9% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.32%
• Current HPI: 194.6541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+7.1% since first listed

5 events — show timeline

• 2026-03-19 Listed $134,900 PRCBOR
• 2022-09-08 Sold (Public Records) — Public Records
• 2022-09-08 Sold (MLS) — MLSU
• 2022-08-02 Pending — MLSU
• 2022-07-23 Listed $125,900 MLSU

Property tax history

+1.0%/yr

Latest (2025): $400 · -1.2% YoY. Source: county tax records.