1056 Lake Dockery Rd · Byram, MS 39272

$149,900

2 bd · 2.0 ba · 1,271 sqft · SingleFamily public records · 62 Days on market

Built 1989 0.25 ac lot $118/sqft · 28% below area Est $208k · 28% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unbelievable price for this great starter home! 3-bedroom, 2 bath split plan with large den, eat in kitchen and back porch. There are two parking spaces in back and two in front, partially fenced yard and a small fully fenced area for puppy play! All of this conveniently located in Byram, MS. The commute is minutes to anything in the metro area... work, entertainment, medical care, etc. You have access to beautiful, 44-acre Lake Dockery! Don't miss the opportunity to own this special property!

Key facts

• Lake dockery
• Large den
• Fully fenced area

Tags

• LARGE DEN
• EAT IN KITCHEN
• BACK PORCH
• PARTIALLY FENCED YARD
• FULLY FENCED AREA
• LAKE DOCKERY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $142k (5.2% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.1% in Byram — 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 69/100 on livability (#45 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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, 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.95% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $208,305
• List price: $149,900
• Delta: -28.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1056 Lake Dockery Rd	0.00mi	3/2.0 (+1)	1,271 (0%)	1mo	$149,900	$118	94
124 Lake Dockery Dr	0.36mi	3/2.0 (+1)	1,327 (+4%)	8mo	$199,900	$151	64
78 Walsh Cv	0.22mi	3/2.0 (+1)	1,395 (+10%)	8mo	$195,000	$140	62
125 Churchill Pl	0.56mi	3/2.0 (+1)	1,388 (+9%)	2mo	$209,900	$151	52
33 Brock Dr	0.16mi	3/2.0 (+1)	1,437 (+13%)	17mo	$199,900	$139	52
127 Torrence Cv	0.73mi	3/2.0 (+1)	1,328 (+4%)	4mo	$190,000	$143	50
100 Torrence Cv	0.62mi	3/2.0 (+1)	1,390 (+9%)	12mo	$190,000	$137	41
640 Byram Meadows Dr	0.72mi	3/2.0 (+1)	1,414 (+11%)	18mo	$210,000	$149	28

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-15,435
• Equity at exit: $22,351

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,070
• Equity at exit: $12,961

Cash invested: $41,972 (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 39272

• Home prices YoY: -9.8%
• Active inventory: 105
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$786
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $139

Break-even live

Break-even rent $1,244

Max offer price $149,900

Occupancy floor 85%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	44d	1	0.77mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,380	$1.31	21d	1	0.77mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	14d	1	0.77mi
257 Gaddy Dr Byram, MS	3.0	2.0	1400	$1,900	$1.36	14d	1	0.78mi
350 Byram Dr Byram, MS	2.0	2.0	987	$1,215	$1.23	21d	1	0.90mi
350 Byram Dr Byram, MS	1.0	1.0	875	$1,175	$1.34	44d	1	0.90mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1112	$1,485	$1.34	44d	1	0.98mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1156	$1,470	$1.27	14d	1	0.98mi
1000 Spring Lake Blvd Byram, MS	3.0	2.0	1356	$1,615	$1.19	21d	1	0.98mi
1000 Spring Lake Blvd Byram, MS	1.0	1.0	948	$1,160	$1.22	23d	1	0.98mi
306 Gary Daniels Dr Byram, MS	3.0	2.0	1517	$1,595	$1.05	44d	1	1.18mi

Listing history 11 events

1. 2026-05-08
   status Pending 505-char remark

   Show marketing remark (505 chars)

   Unbelievable price for this great starter home! 3-bedroom, 2 bath split plan with large den, eat in kitchen and back porch. There are two parking spaces in back and two in front, partially fenced yard and a small fully fenced area for puppy play! All of this conveniently located in Byram, MS. The commute is minutes to anything in the metro area... work, entertainment, medical care, etc. You have access to beautiful, 44-acre Lake Dockery! Don't miss the opportunity to own this special property!

2. 2026-03-05
   listed $149,900 Active 505-char remark

   Show marketing remark (505 chars)

   Unbelievable price for this great starter home! 3-bedroom, 2 bath split plan with large den, eat in kitchen and back porch. There are two parking spaces in back and two in front, partially fenced yard and a small fully fenced area for puppy play! All of this conveniently located in Byram, MS. The commute is minutes to anything in the metro area... work, entertainment, medical care, etc. You have access to beautiful, 44-acre Lake Dockery! Don't miss the opportunity to own this special property!

3. 2021-10-08
   historical
4. 2018-02-01
   soldstatus
5. 2017-12-27
   soldstatus
6. 2017-11-06
   soldstatus
7. 2015-01-28
   soldstatus
8. 2014-12-15
   listed $27,000
9. 2013-04-29
   listed $36,000
10. 2001-08-16
    soldstatus
11. 1988-07-22
    soldstatus

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,612 · $134/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $17,044
• − Mortgage interest: −$8,397
• − Property taxes: −$1,612
• − Insurance: −$750
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,361
• Taxable loss: −$802
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,863/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Byram

• Score: 69/100
• State rank: #45
• US rank: #8178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byram, MS
• City population: 14,161
• Population (ZIP): 14,161

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 22% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.11%
• Current HPI: 184.3215
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+316.4% since first listed

11 events — show timeline

• 2026-05-08 Pending — MLSU
• 2026-03-05 Listed $149,900 MLSU
• 2021-10-08 Listing Removed — MLSU
• 2018-02-01 Sold (Public Records) — Public Records
• 2017-12-27 Sold (Public Records) — Public Records
• 2017-11-06 Sold (Public Records) — Public Records
• 2015-01-28 Sold (MLS) — MLSU
• 2014-12-15 Listed $27,000 MLSU
• 2013-04-29 Listed $36,000 MLSU
• 2001-08-16 Sold (Public Records) — Public Records
• 1988-07-22 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,612 · +3.7% YoY. Source: county tax records.