707 N West St · Mendenhall, MS 39114

$129,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 83 Days on market

Built 1950 0.25 ac lot $135/sqft · 11% above area Est $137k · 5% 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).

• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Schools +1.7/10.0

Listing remarks MLS

This newly renovated home is located near the heart of Mendenhall! Just a short walk, or car ride away from all that this quaint downtown area has to offer! The living space is complete with refinished hardwood floors and a spacious semi open floor plan. The kitchen features all new stainless appliances, granite countertops and a new backsplash. Featuring 2 spacious bedrooms, 1 bath complete with a custom tiled tub surround. The laundry room/mudroom area is complete with tiled flooring and built in cabinets for added convenience! This home has many great features! Don't delay, call your agent for your chance to view this home today!

Key facts

• Granite countertops
• Newly renovated home
• New backsplash

Tags

• NEWLY RENOVATED HOME
• REFINISHED HARDWOOD FLOORS
• SPACIOUS SEMI OPEN FLOOR PLAN
• NEW STAINLESS APPLIANCES
• GRANITE COUNTERTOPS
• NEW BACKSPLASH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-80 ($-966/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (33.4% below list).
• Recommended offer: $87k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% in Mendenhall — 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 60/100 on livability (#220 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: schools F, amenities F, commute F.
• Simpson County School District (rural): math 18% / reading 24% proficiency, ranked #90 of 130 in MS (top 69%) — 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.
• Market conditions: 69 active listings in the ZIP; 3 units permitted in Simpson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Simpson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,510 (33.4% 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 83 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 12.5

CMA / ARV

• ARV (median comp): $137,411
• List price: $129,900
• Delta: -5.47%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Oak St	0.38mi	2/1.0	928 (-3%)	14mo	$89,900	$97	66
215 W Simpson Ave	0.21mi	3/1.0 (+1)	1,072 (+12%)	1mo	$79,900	$75	65
235 W Simpson Ave	0.25mi	2/1.0	840 (-12%)	17mo	$45,000	$54	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.80×
• Total profit: $65,553
• Equity at exit: $117,024

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $196,935
• Equity at exit: $252,367

Cash invested: $36,372 (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 39114

• Home prices YoY: 7.9%
• Active inventory: 69
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $-80

Break-even live

Break-even rent $967

Max offer price $115,686

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-44	+0% $-80	+5% $-117	+10% $-154
Rent	-10% $-149	-5% $-115	+0% $-80	+5% $-46	+10% $-12
Rate	-1.0pp $-15	-0.5pp $-47	base $-80	+0.5pp $-114	+1.0pp $-148

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $129,900 Active 83 DOM
2. 2026-06-18
   days on market $129,900 Active 81 DOM
3. 2026-06-17
   days on market $129,900 Active 80 DOM
4. 2026-06-16
   days on market $129,900 Active 79 DOM
5. 2026-06-15
   days on market $129,900 Active 78 DOM
6. 2026-06-13
   days on market $129,900 Active 76 DOM
7. 2026-06-12
   days on market $129,900 Active 75 DOM
8. 2026-06-09
   days on market $129,900 Active 72 DOM
9. 2026-06-08
   days on market $129,900 Active 71 DOM
10. 2026-06-07
    days on market $129,900 Active 70 DOM
11. 2026-06-07
    days on market $129,900 Active 69 DOM
12. 2026-06-04
    days on market $129,900 Active 66 DOM
13. 2026-06-02
    days on market $129,900 Active 65 DOM
14. 2026-06-01
    days on market $129,900 Active 64 DOM
15. 2026-05-31
    days on market $129,900 Active 63 DOM
16. 2026-04-20
    price $129,900 640-char remark

    Show marketing remark (650 chars)

    This newly renovated home is located near the heart of Mendenhall! Just a short walk, or car ride away from all that this quaint downtown area has to offer! The living space is complete with refinished hardwood floors and a spacious semi open floor plan. The kitchen features all new stainless appliances, granite countertops and a new backsplash. Featuring 2 spacious bedrooms, 1 bath complete with a custom tiled tub surround. The laundry room/mudroom area is complete with tiled flooring and built in cabinets for added convenience! This home has many great features! Don't delay, call your agent for your chance to view this home today!

17. 2026-04-20
    price $129,900 650-char remark

    Show marketing remark (650 chars)

    This newly renovated home is located near the heart of Mendenhall! Just a short walk, or car ride away from all that this quaint downtown area has to offer! The living space is complete with refinished hardwood floors and a spacious semi open floor plan. The kitchen features all new stainless appliances, granite countertops and a new backsplash. Featuring 2 spacious bedrooms, 1 bath complete with a custom tiled tub surround. The laundry room/mudroom area is complete with tiled flooring and built in cabinets for added convenience! This home has many great features! Don't delay, call your agent for your chance to view this home today!

18. 2026-03-30
    listed $130,000 Active 640-char remark

    Show marketing remark (640 chars)

    This newly renovated home is located near the heart of Mendenhall! Just a short walk, or car ride away from all that this quaint downtown area has to offer! The living space is complete with refinished hardwood floors and a spacious semi open floor plan. The kitchen features all new stainless appliances, granite countertops and a new backsplash. Featuring 2 spacious bedrooms, 1 bath complete with a custom tiled tub surround. The laundry room/mudroom area is complete with tiled flooring and built in cabinets for added convenience! This home has many great features! Don't delay, call your agent for your chance to view this home today!

19. 2026-03-29
    listed $130,000 Active 650-char remark

    Show marketing remark (650 chars)

    This newly renovated home is located near the heart of Mendenhall! Just a short walk, or car ride away from all that this quaint downtown area has to offer! The living space is complete with refinished hardwood floors and a spacious semi open floor plan. The kitchen features all new stainless appliances, granite countertops and a new backsplash. Featuring 2 spacious bedrooms, 1 bath complete with a custom tiled tub surround. The laundry room/mudroom area is complete with tiled flooring and built in cabinets for added convenience! This home has many great features! Don't delay, call your agent for your chance to view this home today!

20. 2025-11-25
    soldstatus Closed
21. 2025-10-24
    status Pending
22. 2025-10-01
    price $47,900
23. 2025-08-26
    price $52,500
24. 2025-07-30
    listed $59,900 Active
25. 2021-11-23
    soldstatus Closed
26. 2021-10-20
    historical
27. 2021-06-22
    listed $79,900

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$684/yr (+$57/mo · 199.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 20 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: $10,381
• − Mortgage interest: −$7,276
• − Property taxes: −$343
• − Insurance: −$650
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$3,779
• Taxable loss: −$3,327
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $-167/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: Simpson County School District
• NCES district ID: 2803990
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,826
• Composite: 17.46/100
• National rank: #9063
• State rank: #90 of 130 in MS

Livability — Mendenhall

• Score: 60/100
• State rank: #220
• US rank: #19070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mendenhall, MS
• Population (ZIP): 10,553

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 26,197 people
• By 2030: 25,474 · -2.8%
• By 2040: 23,811 · -9.1%
• By 2050: 22,024 · -15.9%
• By 2075: 17,701 · -32.4%
• By 2100: 13,732 · -47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 39% Two or more races 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+36.7) · D 31.4% · R 68.1%
• 2008→2024 swing: -14.3pp toward R · 2008: -22.4pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+30.4 2016: R+30.9 2012: R+22.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.04%
• Current HPI: 286.42
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+62.6% since first listed

12 events — show timeline

• 2026-04-20 Price Changed $129,900 HAAR
• 2026-04-20 Price Changed $129,900 MLSU
• 2026-03-30 Listed $130,000 HAAR
• 2026-03-29 Listed $130,000 MLSU
• 2025-11-25 Sold (MLS) — MLSU
• 2025-10-24 Pending — MLSU
• 2025-10-01 Price Changed $47,900 MLSU
• 2025-08-26 Price Changed $52,500 MLSU
• 2025-07-30 Listed $59,900 MLSU
• 2021-11-23 Sold (MLS) — MLSU
• 2021-10-20 Listing Removed — MLSU
• 2021-06-22 Listed $79,900 MLSU

Property tax history

+3.3%/yr

Latest (2025): $343 · +7.2% YoY. Source: county tax records.