1636 Mississippi 583 · Jayess, MS 39641

$121,900

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 76 Days on market

Built 2025 1.00 ac lot $109/sqft · 41% above area Est $131k · 7% under

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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 +17.6/30.0
• ARV discount +10.6/15.0
• Appreciation +7.0/10.0
• DSCR +5.5/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS--a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled--roof, HVAC, and hot water heater all updated around 2019-2020--so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

Key facts

• Covered front porch
• Two-car carport
• 1 acre lot

Tags

• COVERED FRONT PORCH
• TWO-CAR CARPORT
• MAJOR SYSTEMS REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $113k (6.9% below list).
• Recommended offer: $113k (6.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Walthall County School District (rural): math 22% / reading 23% proficiency, ranked #86 of 130 in MS (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tylertown Primary School (math 32% / reading 17%, grade F, #221 of 375 statewide, top 60%, 381 students, 100% FRL); Tylertown Elementary School (math 21% / reading 24%, grade F, #105 of 179 statewide, top 59%, 254 students, 100% FRL); Tylertown High School (math 10% / reading 16%, grade F, #155 of 197 statewide, top 80%, 509 students, 100% FRL) — zoned schools average 100% FRL vs 76% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($843 loan paydown + $5k appreciation (4.0% local appreciation)).
• Walthall County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $8k (6%) 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; 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 $113,457 (6.9% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (median comp): $130,971
• List price: $121,900
• Delta: -6.93%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.80×
• Total profit: $27,420
• Equity at exit: $61,883

10-year hold

• IRR: 14.6%
• Equity multiple: 3.38×
• Total profit: $81,210
• Equity at exit: $101,277

Cash invested: $34,132 (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 39641

• Home prices YoY: 2.9%
• Active inventory: 25
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$639
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $96

Break-even live

Break-even rent $1,013

Max offer price $121,900

Occupancy floor 87%

Sensitivity live

Price	-10% $165	-5% $130	+0% $96	+5% $61	+10% $27
Rent	-10% $6	-5% $51	+0% $96	+5% $141	+10% $185
Rate	-1.0pp $157	-0.5pp $127	base $96	+0.5pp $64	+1.0pp $32

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: $30,475
• Closing costs: $3,657
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $121,900 Active 76 DOM
2. 2026-06-21
   days on market $121,900 Active 75 DOM
3. 2026-06-18
   days on market $121,900 Active 73 DOM
4. 2026-06-17
   days on market $121,900 Active 72 DOM
5. 2026-06-16
   days on market $121,900 Active 71 DOM
6. 2026-06-15
   days on market $121,900 Active 70 DOM
7. 2026-06-13
   days on market $121,900 Active 68 DOM
8. 2026-06-12
   days on market $121,900 Active 67 DOM
9. 2026-06-09
   days on market $121,900 Active 64 DOM
10. 2026-06-08
    days on market $121,900 Active 63 DOM
11. 2026-06-07
    days on market $121,900 Active 62 DOM
12. 2026-06-07
    days on market $121,900 Active 61 DOM
13. 2026-06-04
    days on market $121,900 Active 58 DOM
14. 2026-06-02
    days on market $121,900 Active 57 DOM
15. 2026-06-01
    days on market $121,900 Active 56 DOM
16. 2026-05-31
    days on market $121,900 Active 55 DOM
17. 2026-04-28
    price $121,900 877-char remark

    Show marketing remark (892 chars)

    Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS—a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled—roof, HVAC, and hot water heater all updated around 2019-2020—so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

18. 2026-04-28
    price $121,900 892-char remark

    Show marketing remark (892 chars)

    Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS—a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled—roof, HVAC, and hot water heater all updated around 2019-2020—so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

19. 2026-04-15
    price $126,500 877-char remark

    Show marketing remark (892 chars)

    Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS—a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled—roof, HVAC, and hot water heater all updated around 2019-2020—so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

20. 2026-04-15
    price $126,500 892-char remark

    Show marketing remark (892 chars)

    Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS—a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled—roof, HVAC, and hot water heater all updated around 2019-2020—so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

21. 2026-04-06
    price $130,000 877-char remark

    Show marketing remark (892 chars)

    Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS—a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled—roof, HVAC, and hot water heater all updated around 2019-2020—so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

22. 2026-04-06
    listed $130,000 Active 892-char remark

    Show marketing remark (892 chars)

    Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS—a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled—roof, HVAC, and hot water heater all updated around 2019-2020—so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

23. 2026-03-16
    price $135,000 877-char remark

    Show marketing remark (877 chars)

    Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS--a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled--roof, HVAC, and hot water heater all updated around 2019-2020--so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

24. 2026-01-31
    price $142,000 877-char remark

    Show marketing remark (877 chars)

    Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS--a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled--roof, HVAC, and hot water heater all updated around 2019-2020--so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

25. 2026-01-30
    listed $72,000 Active 877-char remark

    Show marketing remark (877 chars)

    Country Living, Solid Bones, and the Chance to Make It Yours Welcome to 1636 MS-583 in Jayess, MS--a 3-bedroom, 1.5-bath home that gives you the best of both worlds: peaceful rural living and a chance to create something truly your own. The big-ticket items are already handled--roof, HVAC, and hot water heater all updated around 2019-2020--so you can focus on the fun part: adding your style and bringing this home to life. Start your mornings on the covered front porch, enjoying the quiet and space that only country living can offer. With a two-car carport and a functional layout, this home is ready for everyday comfort with room to grow. Whether you're a first-time buyer looking for affordability, or someone who sees the value in a home you can improve over time, this property is a smart move with real upside. Solid foundation. Peaceful setting. Endless potential.

26. 2023-07-31
    historical
27. 2023-07-10
    listed $115,000
28. 2022-08-22
    soldstatus
29. 2022-08-17
    soldstatus
30. 2022-03-08
    listed $95,000
31. 2022-03-08
    historical
32. 2022-03-07
    listed $98,500
33. 2020-09-01
    historical
34. 2020-06-18
    listed $98,500
35. 2015-10-01
    soldstatus
36. 2015-02-09
    listed $75,000

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,326 · $111/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $13,615
• − Mortgage interest: −$6,828
• − Property taxes: −$1,326
• − Insurance: −$610
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,546
• Taxable loss: −$874
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,358/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: Walthall County School District
• NCES district ID: 2804440
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $31,939
• Composite: 18.26/100
• National rank: #8959
• State rank: #86 of 130 in MS

Livability — Jayess

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,821

Population outlook (Walthall County) Hauer SSP2

• Today (2025): 13,180 people
• By 2030: 12,361 · -6.2%
• By 2040: 10,728 · -18.6%
• By 2050: 9,233 · -29.9%
• By 2075: 6,445 · -51.1%
• By 2100: 4,955 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Walthall

• 2024 margin: Strong R (+26.9) · D 36.1% · R 63.0%
• 2008→2024 swing: -16.7pp toward R · 2008: -10.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.4 2016: R+15.2 2012: R+8.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.01%
• Current HPI: 142.2867
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+62.5% since first listed

20 events — show timeline

• 2026-04-28 Price Changed $121,900 HAAR
• 2026-04-28 Price Changed $121,900 MLSU
• 2026-04-15 Price Changed $126,500 HAAR
• 2026-04-15 Price Changed $126,500 MLSU
• 2026-04-06 Price Changed $130,000 HAAR
• 2026-04-06 Listed $130,000 MLSU
• 2026-03-16 Price Changed $135,000 HAAR
• 2026-01-31 Price Changed $142,000 HAAR
• 2026-01-30 Listed $72,000 HAAR
• 2023-07-31 Listing Removed — MLSU
• 2023-07-10 Listed $115,000 MLSU
• 2022-08-22 Sold (Public Records) — Public Records
• 2022-08-17 Sold (MLS) — MLSU
• 2022-03-08 Listing Removed — MLSU
• 2022-03-08 Listed $95,000 MLSU
• 2022-03-07 Listed $98,500 MLSU
• 2020-09-01 Listing Removed — MLSU
• 2020-06-18 Listed $98,500 MLSU
• 2015-10-01 Sold (MLS) — MLSU
• 2015-02-09 Listed $75,000 MLSU

Property tax history

+11.8%/yr

Latest (2025): $1,326 · +1.5% YoY. Source: county tax records.