1417 Old Highway 35 N · Columbia, MS 39429

$76,500

3 bd · 1.0 ba · 1,431 sqft · Other · 39 Days on market

Built 1936 Fair condition

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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
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Main issue: cosmetic upgrades Located within the city limits of Columbia, this property sits right beside the Columbia Golf Course, offering a highly desirable and convenient location. Just minutes from the Columbia School District, shopping, restaurants, and everyday amenities, this property presents a strong opportunity for investors. Great Rental or Air Bnb opportunity with strong upside. A Light rehab needed mostly interior/exterior cosmetic work. Caymen Watts | Watts Dream Investment [phone]

Key facts

• Columbia golf course
• Air bnb opportunity
• Built 1936

Tags

• COLUMBIA GOLF COURSE
• COLUMBIA SCHOOL DISTRICT
• STRONG RENTAL OPPORTUNITY
• AIR BNB OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#154 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: schools D, health & safety D, amenities F.
• Columbia School District (town): math 39% / reading 39% proficiency, ranked #45 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $529 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $74,205 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 1.73% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.08%
• DSCR: 2.29
• GRM: 4.8

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $20,683
• Equity at exit: $11,406

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $60,661
• Equity at exit: $6,614

Cash invested: $21,420 (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 39429

• Active inventory: 133
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$401
• Tax est. 1.5%: −$96 /mo · $1,148/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $519

Break-even live

Break-even rent $669

Max offer price $76,500

Occupancy floor 56%

Sensitivity live

Price	-10% $572	-5% $545	+0% $519	+5% $493	+10% $466
Rent	-10% $414	-5% $467	+0% $519	+5% $571	+10% $624
Rate	-1.0pp $558	-0.5pp $539	base $519	+0.5pp $499	+1.0pp $479

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: $19,125
• Closing costs: $2,295
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $76,500 Active 39 DOM
2. 2026-06-18
   days on market $76,500 Active 37 DOM
3. 2026-06-17
   days on market $76,500 Active 36 DOM
4. 2026-06-16
   days on market $76,500 Active 35 DOM
5. 2026-06-15
   days on market $76,500 Active 34 DOM
6. 2026-06-13
   days on market $76,500 Active 32 DOM
7. 2026-06-12
   days on market $76,500 Active 31 DOM
8. 2026-06-09
   days on market $76,500 Active 28 DOM
9. 2026-06-08
   days on market $76,500 Active 27 DOM
10. 2026-06-07
    days on market $76,500 Active 26 DOM
11. 2026-06-07
    days on market $76,500 Active 25 DOM
12. 2026-06-04
    days on market $76,500 Active 22 DOM
13. 2026-06-02
    days on market $76,500 Active 21 DOM
14. 2026-06-01
    days on market $76,500 Active 20 DOM
15. 2026-05-31
    days on market $76,500 Active 19 DOM
16. 2026-05-12
    listed $76,500 Active 508-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,915
• − Mortgage interest: −$4,285
• − Property taxes: −$1,148
• − Insurance: −$382
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,225
• Taxable income: $5,328
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $4,950/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

The property is in fair condition with some cosmetic repairs and maintenance needed. Painting the exterior and landscaping will significantly improve its resale and rental value.

Repairs flagged

• Minor exterior paint — The exterior paint shows some wear.
• Minor exterior siding — The siding shows some wear and tear.
• Minor landscaping — There is some overgrowth around the property that needs trimming.

Value-add opportunities

• Both painting the exterior — Painting the exterior will improve the curb appeal and the overall appearance of the property.
• Both landscaping — Trimming and maintaining the landscaping will enhance the curb appeal and make the property more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · The exterior paint shows some wear.	Minor	$500–3,000
exterior siding · The siding shows some wear and tear.	Minor	$500–3,000
landscaping · There is some overgrowth around the property that needs trimming.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both painting the exterior — Painting the exterior will improve the curb appeal and the overall appearance of the property. ↑
• Both landscaping — Trimming and maintaining the landscaping will enhance the curb appeal and make the property more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Columbia School District
• NCES district ID: 2801170
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $31,192
• Composite: 31.87/100
• National rank: #5866
• State rank: #45 of 130 in MS

Livability — Columbia

• Score: 63/100
• State rank: #154
• US rank: #15293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,583

Population outlook (Marion County) Hauer SSP2

• Today (2025): 22,813 people
• By 2030: 21,301 · -6.6%
• By 2040: 18,176 · -20.3%
• By 2050: 15,215 · -33.3%
• By 2075: 9,388 · -58.8%
• By 2100: 5,335 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.6) · D 28.7% · R 70.4%
• 2008→2024 swing: -10.2pp toward R · 2008: -31.4pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+36.8 2016: R+36.0 2012: R+29.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.11%
• Current HPI: 132.3278
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $76,500 FSBO.com