15025 Dantzler Rd · Latimer, MS 39565

$262,500

3 bd · 2.0 ba · 1,459 sqft · SingleFamily public records · 28 Days on market

Built 2004 0.31 ac lot Est $209k · 26% over

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Why this score? — see what drove the F 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 +6.6/30.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-Upper Alert! This 3 bedroom, 2 bath home is perfect for those looking to put their own personal touch on a property. With approximately 1459 square feet of living space, this home is located just minutes away from the interstate, making it an ideal location for commuters. This home has potential to be a beautiful and welcoming space. Don't miss out on this opportunity to make this house a home! Being sold ''as-is''

Key facts

• Brand-new windows
• Brand-new roof
• Updated interiors

Tags

• BRAND-NEW ROOF
• BRAND-NEW HVAC SYSTEM
• BRAND-NEW WINDOWS
• ALL-NEW APPLIANCES
• UPDATED INTERIORS
• SOUGHT-AFTER VANCLEAVE AREA

Property features AI

Exterior

• Parking: Gravel parking; No garage
• Utilities: Public water; Sewer connected (see remarks); Electricity connected; Cable available; Water connected
• Home design: Single-family house; Two levels; Updated/remodeled; Living area reported by owner
• Construction: HardiPlank-type siding; Pillar/post/pier foundation; Architectural shingle roof; Built year reported by assessor
• Exterior features: Front porch; Side porch; Porch; Open lot; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; See remarks for additional kitchen details
• Flooring: Luxury vinyl; Carpet
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Electric heating; Heat pump; Central air conditioning; See remarks for additional heating details
• Interior features: Granite counters; Updated/remodeled
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (42.8% below list).
• Recommended offer: $150k (42.8% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.5% in Latimer — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#120 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 194 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,078 (42.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.57% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $208,637
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15025 Dantzler Rd	0.00mi	3/2.0	1,459 (0%)	11mo	$70,000	$48	91
14937 Dantzler Rd	0.12mi	3/2.0	1,383 (-5%)	0mo	$244,900	$177	86
14972 Custer St	0.21mi	3/2.0	1,522 (+4%)	10mo	$229,000	$150	74
14851 Masterson St	0.32mi	3/2.0	1,448 (-1%)	12mo	$205,000	$142	74
14960 Custer St St	0.23mi	3/2.0	1,566 (+7%)	14mo	$234,000	$149	65
14956 Custer St St	0.23mi	3/2.0	1,566 (+7%)	14mo	$234,000	$149	65
14976 Custer St	0.21mi	3/2.0	1,590 (+9%)	13mo	$228,000	$143	64
14920 Garrett St	0.12mi	3/2.0	1,659 (+14%)	12mo	$135,000	$81	62
14500 Mcclellan Rd	0.64mi	2/1.0 (-1)	1,474 (+1%)	5mo	$724,900	$492	55
10608 Maple St	0.71mi	3/2.0	1,482 (+2%)	13mo	$210,000	$142	54
9636 Nevada Ave	0.53mi	3/2.0	1,242 (-15%)	8mo	$169,000	$136	44
14929 Pine Blvd	0.67mi	3/2.0	1,286 (-12%)	8mo	$180,000	$140	42

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: -28.5%
• Equity multiple: 0.05×
• Total profit: $-69,945
• Equity at exit: $39,140

10-year hold

• IRR: -28.2%
• Equity multiple: -0.31×
• Total profit: $-96,477
• Equity at exit: $22,696

Cash invested: $73,500 (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 39565

• Home prices YoY: -28.8%
• Active inventory: 194
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$1,377
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-429

Break-even live

Break-even rent $2,044

Max offer price $186,757

Occupancy floor —

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: $65,625
• Closing costs: $7,875
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15336 Leighwood Ln Biloxi, MS	4.0	2.0	1791	$2,249	$1.26	43d	1	0.69mi
15812 Adam Rd Biloxi, MS	2.0	1.5	1100	$1,000	$0.91	43d	1	0.89mi
15815 Adam Rd Unit 518 Biloxi, MS	2.0	2.0	1039	$1,099	$1.06	13d	1	0.92mi
9305 Martin Ave Vancleave, MS	3.0	2.0	1120	$1,295	$1.16	43d	1	1.05mi

Listing history 26 events

1. 2026-06-18
   days on market $262,500 Active 28 DOM
2. 2026-06-17
   days on market $262,500 Active 27 DOM
3. 2026-06-16
   days on market $262,500 Active 26 DOM
4. 2026-06-15
   days on market $262,500 Active 25 DOM
5. 2026-06-14
   days on market $262,500 Active 23 DOM
6. 2026-06-13
   days on market $262,500 Active 22 DOM
7. 2026-06-10
   days on market $262,500 Active 20 DOM
8. 2026-06-09
   days on market $262,500 Active 19 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-08
    days on market $262,500 Active 18 DOM
11. 2026-06-07
    days on market $262,500 Active 17 DOM
12. 2026-06-05
    days on market $262,500 Active 14 DOM
13. 2026-06-03
    days on market $262,500 Active 13 DOM
14. 2026-06-02
    days on market $262,500 Active 12 DOM
15. 2026-06-01
    days on market $262,500 Active 11 DOM
16. 2026-05-31
    days on market $262,500 Active 10 DOM
17. 2026-05-30
    days on market $262,500 Active 9 DOM
18. 2026-05-21
    listed $262,500 Active
19. 2025-07-29
    soldstatus
20. 2025-07-18
    soldstatus Closed 430-char remark

    Show marketing remark (430 chars)

    Fixer-Upper Alert! This 3 bedroom, 2 bath home is perfect for those looking to put their own personal touch on a property. With approximately 1459 square feet of living space, this home is located just minutes away from the interstate, making it an ideal location for commuters. This home has potential to be a beautiful and welcoming space. Don't miss out on this opportunity to make this house a home! Being sold ''as-is''

21. 2025-06-06
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Fixer-Upper Alert! This 3 bedroom, 2 bath home is perfect for those looking to put their own personal touch on a property. With approximately 1459 square feet of living space, this home is located just minutes away from the interstate, making it an ideal location for commuters. This home has potential to be a beautiful and welcoming space. Don't miss out on this opportunity to make this house a home! Being sold ''as-is''

22. 2025-04-30
    price $70,000 430-char remark

    Show marketing remark (430 chars)

    Fixer-Upper Alert! This 3 bedroom, 2 bath home is perfect for those looking to put their own personal touch on a property. With approximately 1459 square feet of living space, this home is located just minutes away from the interstate, making it an ideal location for commuters. This home has potential to be a beautiful and welcoming space. Don't miss out on this opportunity to make this house a home! Being sold ''as-is''

23. 2025-01-06
    price $85,000 430-char remark

    Show marketing remark (430 chars)

    Fixer-Upper Alert! This 3 bedroom, 2 bath home is perfect for those looking to put their own personal touch on a property. With approximately 1459 square feet of living space, this home is located just minutes away from the interstate, making it an ideal location for commuters. This home has potential to be a beautiful and welcoming space. Don't miss out on this opportunity to make this house a home! Being sold ''as-is''

24. 2024-09-10
    price $106,000 430-char remark

    Show marketing remark (430 chars)

    Fixer-Upper Alert! This 3 bedroom, 2 bath home is perfect for those looking to put their own personal touch on a property. With approximately 1459 square feet of living space, this home is located just minutes away from the interstate, making it an ideal location for commuters. This home has potential to be a beautiful and welcoming space. Don't miss out on this opportunity to make this house a home! Being sold ''as-is''

25. 2024-04-04
    price $132,222 430-char remark

    Show marketing remark (430 chars)

    Fixer-Upper Alert! This 3 bedroom, 2 bath home is perfect for those looking to put their own personal touch on a property. With approximately 1459 square feet of living space, this home is located just minutes away from the interstate, making it an ideal location for commuters. This home has potential to be a beautiful and welcoming space. Don't miss out on this opportunity to make this house a home! Being sold ''as-is''

26. 2023-11-17
    listed $165,277 Active 430-char remark

    Show marketing remark (430 chars)

    Fixer-Upper Alert! This 3 bedroom, 2 bath home is perfect for those looking to put their own personal touch on a property. With approximately 1459 square feet of living space, this home is located just minutes away from the interstate, making it an ideal location for commuters. This home has potential to be a beautiful and welcoming space. Don't miss out on this opportunity to make this house a home! Being sold ''as-is''

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$533/yr (+$44/mo · 34.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,009
• − Mortgage interest: −$14,704
• − Property taxes: −$1,541
• − Insurance: −$1,312
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$7,636
• Taxable loss: −$10,066
• Est. tax savings @ 24.0%: +$2,416
• After-tax cash flow: $-2,729/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Latimer

• Score: 65/100
• State rank: #120
• US rank: #13490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Latimer, MS
• Population (ZIP): 20,692

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 1% Subsaharan African 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.68%
• Current HPI: 187.1025
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+58.8% since first listed

9 events — show timeline

• 2026-05-21 Listed $262,500 MLSU
• 2025-07-29 Sold (Public Records) — Public Records
• 2025-07-18 Sold (MLS) — MLSU
• 2025-06-06 Pending — MLSU
• 2025-04-30 Price Changed $70,000 MLSU
• 2025-01-06 Price Changed $85,000 MLSU
• 2024-09-10 Price Changed $106,000 MLSU
• 2024-04-04 Price Changed $132,222 MLSU
• 2023-11-17 Listed $165,277 MLSU

Property tax history

+11.7%/yr

Latest (2025): $1,541 · +1.1% YoY. Source: county tax records.