4897 Alcorn Rd · Alcorn State University, MS 39096

$135,000

3 bd · 3.0 ba · 2,185 sqft · SingleFamily public records · 446 Days on market

Built 1979 0.75 ac lot ↓ 7% since listing

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

Key facts

• Formal dining
• 3/4 acre lot
• Large fixer upper

Tags

• LARGE FIXER UPPER
• FORMAL DINING
• FORMAL LIVING ROOM
• HUGE PRIMARY BEDROOM
• DEN
• 3/4 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $1 ($11/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 $117k (13.2% below list).
• Recommended offer: $117k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#224 in MS) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, housing F.
• Jefferson County School District (rural): math 7% / reading 13% proficiency, ranked #119 of 130 in MS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Co Elem School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 424 students, 100% FRL); Jefferson Co Jr Hi (math 7% / reading 13%, grade F, #152 of 179 statewide, top 88%, 165 students, 100% FRL); Jefferson Co High (math 17% / reading 17%, grade F, #137 of 197 statewide, top 72%, 313 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $933 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 446 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,227 (13.2% below list)

Questions for the listing agent

1. It's been on market 446 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.87% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.68×
• Total profit: $-12,139
• Equity at exit: $30,411

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,523
• Equity at exit: $30,115

Cash invested: $37,800 (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 39096

• Home prices YoY: -1.7%
• Active inventory: 9
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $1

Break-even live

Break-even rent $1,171

Max offer price $135,000

Occupancy floor 95%

Sensitivity live

Price	-10% $77	-5% $39	+0% $1	+5% $-37	+10% $-76
Rent	-10% $-92	-5% $-45	+0% $1	+5% $47	+10% $94
Rate	-1.0pp $69	-0.5pp $35	base $1	+0.5pp $-34	+1.0pp $-70

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-01
   days on market $135,000 Active 446 DOM
2. 2026-05-31
   days on market $135,000 Active 445 DOM
3. 2026-05-06
   status Active 331-char remark

   Show marketing remark (331 chars)

   Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

4. 2026-02-12
   status Pending 331-char remark

   Show marketing remark (331 chars)

   Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

5. 2026-02-04
   price $135,000 331-char remark

   Show marketing remark (331 chars)

   Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

6. 2026-01-15
   status Active 331-char remark

   Show marketing remark (331 chars)

   Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

7. 2025-12-31
   historical 331-char remark

   Show marketing remark (331 chars)

   Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

8. 2025-11-06
   status Active 331-char remark

   Show marketing remark (331 chars)

   Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

9. 2025-10-23
   historical 331-char remark

   Show marketing remark (331 chars)

   Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

10. 2025-09-23
    status Active 331-char remark

    Show marketing remark (331 chars)

    Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

11. 2025-09-10
    historical 331-char remark

    Show marketing remark (331 chars)

    Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

12. 2025-03-26
    status Active 331-char remark

    Show marketing remark (331 chars)

    Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

13. 2025-03-10
    historical 331-char remark

    Show marketing remark (331 chars)

    Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

14. 2024-12-18
    status Active 331-char remark

    Show marketing remark (331 chars)

    Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

15. 2024-11-04
    historical 331-char remark

    Show marketing remark (331 chars)

    Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

16. 2024-09-10
    listed $145,000 Active 331-char remark

    Show marketing remark (331 chars)

    Large fixer upper with as much potential as it has space. This 3 bedroom 3 bath home features a formal dining, formal living room, huge primary bedroom and den. All proudly displayed on a 3/4 acre lot. Call it home or add it to your rental portfolio, but be sure to call your favorite agent today to schedule your private tour.

ⓘ 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: $1,932 · $161/mo
• Projected year-2 tax: $1,932 · $161/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,067
• − Mortgage interest: −$7,562
• − Property taxes: −$1,932
• − Insurance: −$675
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,927
• Taxable loss: −$2,280
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $558/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: Jefferson County School District
• NCES district ID: 2802220
• Math proficiency: 7% ▼ -7.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $25,293
• Composite: 7.24/100
• National rank: #9960
• State rank: #119 of 130 in MS

Livability — Alcorn State University

• Score: 60/100
• State rank: #224
• US rank: #19174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,267

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 6,938 people
• By 2030: 6,583 · -5.1%
• By 2040: 5,834 · -15.9%
• By 2050: 5,238 · -24.5%
• By 2075: 4,303 · -38.0%
• By 2100: 3,754 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 15% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2%

Political lean MEDSL · Jefferson

• 2024 margin: Solid D (+66.3) · D 82.7% · R 16.4%
• 2008→2024 swing: -8.1pp toward R · 2008: 74.4pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+71.5 2016: D+73.8 2012: D+77.8 2008: D+74.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.34%
• Current HPI: 76.0549
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.9% since first listed

14 events — show timeline

• 2026-05-06 Relisted — MLSU
• 2026-02-12 Pending — MLSU
• 2026-02-04 Price Changed $135,000 MLSU
• 2026-01-15 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-11-06 Relisted — MLSU
• 2025-10-23 Listing Removed — MLSU
• 2025-09-23 Relisted — MLSU
• 2025-09-10 Listing Removed — MLSU
• 2025-03-26 Relisted — MLSU
• 2025-03-10 Listing Removed — MLSU
• 2024-12-18 Relisted — MLSU
• 2024-11-04 Listing Removed — MLSU
• 2024-09-10 Listed $145,000 MLSU

Property tax history

+4.1%/yr

Latest (2025): $1,932 · +19.1% YoY. Source: county tax records.