11 Washington St · West Point, MS 39773

$96,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 269 Days on market

Built 1953 8,520 sqft lot ↓ 31% since listing

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just in time for the New Year, check out this newly renovated cute and cozy 3 bedroom, 1 bath in West Point. .With New Flooring, ceiling, fresh paint, tub, shower, toilet and roof, the only thing missing is its' new owners. Sitting in the perfect spot, just minutes away from hwy 45 and all your shopping and dining needs. Hurry and set up your showing appointment today. Waiting you to call it your HOME Sweet HOME! All info subject to verification. Agents see private remarks.

Key facts

• Fresh paint
• New shower
• New flooring

Tags

• NEW FLOORING
• NEW CEILING
• FRESH PAINT
• NEW TUB
• NEW SHOWER
• NEW TOILET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#307 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Market conditions: 17 active listings in the ZIP; 5 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $664 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at -18% 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 47% 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 $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.11% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 7.5

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,918
• Equity at exit: $14,314

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $24,053
• Equity at exit: $8,300

Cash invested: $26,880 (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 39773

• Home prices YoY: -10.4%
• Active inventory: 17
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $275

Break-even live

Break-even rent $718

Max offer price $96,000

Occupancy floor 69%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-01
   remarks 479-char remark
2. 2026-06-01
   listed $96,000 Pending 269 DOM

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$469/yr (+$39/mo · 162.4%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,798
• − Mortgage interest: −$5,377
• − Property taxes: −$289
• − Insurance: −$480
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,793
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $2,866/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)

No district data.

Livability — West Point

• Score: 56/100
• State rank: #307
• US rank: #22827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Point, MS
• Population (ZIP): 14,771

Population outlook (Clay County) Hauer SSP2

• Today (2025): 19,339 people
• By 2030: 18,773 · -2.9%
• By 2040: 17,357 · -10.2%
• By 2050: 15,891 · -17.8%
• By 2075: 12,695 · -34.4%
• By 2100: 9,930 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 39% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Clay

• 2024 margin: D (+10.4) · D 54.8% · R 44.4%
• 2008→2024 swing: -8.4pp toward R · 2008: 18.9pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+16.3 2016: D+15.7 2012: D+22.0 2008: D+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.19%
• Current HPI: 139.7515
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-31.4% since first listed

6 events — show timeline

• 2026-06-01 Pending — NEMSBD
• 2025-06-18 Price Changed $96,000 NEMSBD
• 2025-04-29 Price Changed $110,000 NEMSBD
• 2025-04-09 Price Changed $128,000 NEMSBD
• 2025-02-10 Price Changed $134,500 NEMSBD
• 2024-12-13 Listed $140,000 NEMSBD

Property tax history

+2.0%/yr

Latest (2025): $289 · +3.3% YoY. Source: county tax records.