4124 Swilley Rd · Georgetown, MS 39191

$72,000

3 bd · 2.0 ba · 1,947 sqft · SingleFamily public records · 132 Days on market

Built 1982 7.30 ac lot ↓ 55% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to enjoy peaceful country living? Located in Wesson School District, this l property offers space, comfort, and so much potential. With 3 generously sized bedrooms and 2.5 baths, the open and inviting floor plan includes a charming fireplace, a covered carport, and a welcoming front porch perfect for relaxing mornings. The spacious kitchen features an island, ceramic countertops, a large pantry, and a built-in desk — ideal for everyday convenience and hosting. Outside, you'll love the beautiful stocked pond, offering opportunities for fishing, enjoying nature, and creating lasting memories. A 1,500 sq. ft. metal shop provides fantastic room for hobbies, storage, or future projects.

Key facts

• Covered carport
• Charming fireplace
• Spacious kitchen

Tags

• CHARMING FIREPLACE
• COVERED CARPORT
• WELCOMING FRONT PORCH
• SPACIOUS KITCHEN
• CERAMIC COUNTERTOPS
• LARGE PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#322 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Copiah County population projected at -20% 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $53k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.71% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.44%
• DSCR: 2.18
• GRM: 4.9

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $16,660
• Equity at exit: $10,735

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $51,087
• Equity at exit: $6,225

Cash invested: $20,160 (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 39191

• Home prices YoY: -11.7%
• Active inventory: 38
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $444

Break-even live

Break-even rent $669

Max offer price $72,000

Occupancy floor 59%

Sensitivity live

Price	-10% $485	-5% $465	+0% $444	+5% $424	+10% $403
Rent	-10% $347	-5% $396	+0% $444	+5% $493	+10% $541
Rate	-1.0pp $480	-0.5pp $462	base $444	+0.5pp $426	+1.0pp $407

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-19
   status Pending 703-char remark

   Show marketing remark (703 chars)

   Ready to enjoy peaceful country living? Located in Wesson School District, this l property offers space, comfort, and so much potential. With 3 generously sized bedrooms and 2.5 baths, the open and inviting floor plan includes a charming fireplace, a covered carport, and a welcoming front porch perfect for relaxing mornings. The spacious kitchen features an island, ceramic countertops, a large pantry, and a built-in desk — ideal for everyday convenience and hosting. Outside, you'll love the beautiful stocked pond, offering opportunities for fishing, enjoying nature, and creating lasting memories. A 1,500 sq. ft. metal shop provides fantastic room for hobbies, storage, or future projects.

2. 2026-05-02
   status Active 703-char remark

   Show marketing remark (703 chars)

   Ready to enjoy peaceful country living? Located in Wesson School District, this l property offers space, comfort, and so much potential. With 3 generously sized bedrooms and 2.5 baths, the open and inviting floor plan includes a charming fireplace, a covered carport, and a welcoming front porch perfect for relaxing mornings. The spacious kitchen features an island, ceramic countertops, a large pantry, and a built-in desk — ideal for everyday convenience and hosting. Outside, you'll love the beautiful stocked pond, offering opportunities for fishing, enjoying nature, and creating lasting memories. A 1,500 sq. ft. metal shop provides fantastic room for hobbies, storage, or future projects.

3. 2026-02-19
   status Pending 703-char remark

   Show marketing remark (703 chars)

   Ready to enjoy peaceful country living? Located in Wesson School District, this l property offers space, comfort, and so much potential. With 3 generously sized bedrooms and 2.5 baths, the open and inviting floor plan includes a charming fireplace, a covered carport, and a welcoming front porch perfect for relaxing mornings. The spacious kitchen features an island, ceramic countertops, a large pantry, and a built-in desk — ideal for everyday convenience and hosting. Outside, you'll love the beautiful stocked pond, offering opportunities for fishing, enjoying nature, and creating lasting memories. A 1,500 sq. ft. metal shop provides fantastic room for hobbies, storage, or future projects.

4. 2026-02-06
   price $72,000 703-char remark

   Show marketing remark (703 chars)

   Ready to enjoy peaceful country living? Located in Wesson School District, this l property offers space, comfort, and so much potential. With 3 generously sized bedrooms and 2.5 baths, the open and inviting floor plan includes a charming fireplace, a covered carport, and a welcoming front porch perfect for relaxing mornings. The spacious kitchen features an island, ceramic countertops, a large pantry, and a built-in desk — ideal for everyday convenience and hosting. Outside, you'll love the beautiful stocked pond, offering opportunities for fishing, enjoying nature, and creating lasting memories. A 1,500 sq. ft. metal shop provides fantastic room for hobbies, storage, or future projects.

5. 2026-01-06
   price $90,000 703-char remark

   Show marketing remark (703 chars)

   Ready to enjoy peaceful country living? Located in Wesson School District, this l property offers space, comfort, and so much potential. With 3 generously sized bedrooms and 2.5 baths, the open and inviting floor plan includes a charming fireplace, a covered carport, and a welcoming front porch perfect for relaxing mornings. The spacious kitchen features an island, ceramic countertops, a large pantry, and a built-in desk — ideal for everyday convenience and hosting. Outside, you'll love the beautiful stocked pond, offering opportunities for fishing, enjoying nature, and creating lasting memories. A 1,500 sq. ft. metal shop provides fantastic room for hobbies, storage, or future projects.

6. 2025-12-05
   price $100,000 703-char remark

   Show marketing remark (703 chars)

   Ready to enjoy peaceful country living? Located in Wesson School District, this l property offers space, comfort, and so much potential. With 3 generously sized bedrooms and 2.5 baths, the open and inviting floor plan includes a charming fireplace, a covered carport, and a welcoming front porch perfect for relaxing mornings. The spacious kitchen features an island, ceramic countertops, a large pantry, and a built-in desk — ideal for everyday convenience and hosting. Outside, you'll love the beautiful stocked pond, offering opportunities for fishing, enjoying nature, and creating lasting memories. A 1,500 sq. ft. metal shop provides fantastic room for hobbies, storage, or future projects.

7. 2025-10-27
   listed $125,000 Active 703-char remark

   Show marketing remark (703 chars)

   Ready to enjoy peaceful country living? Located in Wesson School District, this l property offers space, comfort, and so much potential. With 3 generously sized bedrooms and 2.5 baths, the open and inviting floor plan includes a charming fireplace, a covered carport, and a welcoming front porch perfect for relaxing mornings. The spacious kitchen features an island, ceramic countertops, a large pantry, and a built-in desk — ideal for everyday convenience and hosting. Outside, you'll love the beautiful stocked pond, offering opportunities for fishing, enjoying nature, and creating lasting memories. A 1,500 sq. ft. metal shop provides fantastic room for hobbies, storage, or future projects.

8. 2020-09-09
   soldstatus $62,500
9. 2020-09-04
   soldstatus 672-char remark

   Show marketing remark (672 chars)

   Ready for that place in the country? Located in Wesson School District, this property has it all! 4 large bedrooms and 2 1/2 baths with 2 master suites and brand new wood flooring throughout the house. Open floor plan with a large multi car garage. The spacious kitchen is perfect with an island, ceramic countertops, large pantry, and a built in desk. Enjoy cozy nights by the fireplace and drinking coffee on the large front porch. With a nice stocked pond, there is plenty of opportunity to fish and hunt. And as if all this wasn't enough, it also has a 1500 sq ft metal shop for all those projects and a fenced horse pasture. This is just what you've been looking for!

10. 2019-12-07
    listed $149,000 672-char remark

    Show marketing remark (672 chars)

    Ready for that place in the country? Located in Wesson School District, this property has it all! 4 large bedrooms and 2 1/2 baths with 2 master suites and brand new wood flooring throughout the house. Open floor plan with a large multi car garage. The spacious kitchen is perfect with an island, ceramic countertops, large pantry, and a built in desk. Enjoy cozy nights by the fireplace and drinking coffee on the large front porch. With a nice stocked pond, there is plenty of opportunity to fish and hunt. And as if all this wasn't enough, it also has a 1500 sq ft metal shop for all those projects and a fenced horse pasture. This is just what you've been looking for!

11. 2018-06-21
    historical
12. 2017-12-18
    listed $161,000

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $1,452 · $121/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $14,776
• − Mortgage interest: −$4,033
• − Property taxes: −$1,452
• − Insurance: −$360
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,095
• Taxable income: $4,472
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,257/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Georgetown

• Score: 54/100
• State rank: #322
• US rank: #23976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,653

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 17% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.53%
• Current HPI: 163.301
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-55.3% since first listed

12 events — show timeline

• 2026-05-19 Pending — MLSU
• 2026-05-02 Relisted — MLSU
• 2026-02-19 Pending — MLSU
• 2026-02-06 Price Changed $72,000 MLSU
• 2026-01-06 Price Changed $90,000 MLSU
• 2025-12-05 Price Changed $100,000 MLSU
• 2025-10-27 Listed $125,000 MLSU
• 2020-09-09 Sold (Public Records) $62,500 Public Records
• 2020-09-04 Sold (MLS) — MLSU
• 2019-12-07 Listed $149,000 MLSU
• 2018-06-21 Listing Removed — MLSU
• 2017-12-18 Listed $161,000 MLSU

Property tax history

+13.3%/yr

Latest (2025): $1,452 · +0.1% YoY. Source: county tax records.