10312 Dawnview Way · Helena, MS 39562

$119,000

4 bd · 2.0 ba · 1,731 sqft · SingleFamily public records · 6 Days on market

Built 1976 0.29 ac lot Est $180k · 34% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

4-bedroom, 2-bath home offering 1,880 square feet of living space in a quiet Helena community. Featuring a spacious open floor plan, large kitchen with a beautiful center island, and a fenced backyard, this property has great potential for an owner-occupant or investor. The roof is only 5 years old, and the location provides convenient access to I-10. The home does need some TLC and updates and is priced accordingly, making it an excellent opportunity to add your personal touch and build equity.

Key facts

• Open floor plan
• Large kitchen
• Fenced backyard

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• FENCED BACKYARD
• CONVENIENT ACCESS TO I-10

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence, one story; House; Fixer condition; Faces unspecified
• Construction: Brick veneer exterior; Shingle roof; Slab foundation; Built (year reported in public records)
• Exterior features: Back yard fencing; Fenced lot

Interior

• Kitchen: Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: See remarks; Oven

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (19.7% below list).
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $95k (19.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#190 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety D+, amenities F, commute F.
• Moss Point Separate School District (suburban): math 17% / reading 22% proficiency, ranked #94 of 130 in MS (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Moss Point High School (math 27% / reading 27%, grade F, #101 of 197 statewide, top 54%, 455 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; severe 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 $95,499 (19.7% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $180,024
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10108 Ridgeline Dr	0.24mi	3/2.0 (-1)	1,785 (+3%)	3mo	$185,000	$104	76
10401 Dawnridge Dr	0.11mi	3/1.5 (-1)	1,585 (-8%)	0mo	$179,900	$114	74
10413 Charpentier Dr	0.10mi	3/2.0 (-1)	1,484 (-14%)	6mo	$190,000	$128	61
6301 Pioneer Trl	0.65mi	4/2.0	1,591 (-8%)	7mo	$95,000	$60	50
5217 Wildwood Rd	0.40mi	4/2.0	1,912 (+10%)	19mo	$120,000	$63	48
10132 Graystone Dr	0.62mi	3/2.0 (-1)	1,910 (+10%)	2mo	$120,000	$63	48
9812 Edgecliff Dr	0.52mi	3/2.0 (-1)	1,500 (-13%)	13mo	$169,000	$113	38

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: -24.1%
• Equity multiple: 0.17×
• Total profit: $-27,504
• Equity at exit: $17,743

10-year hold

• IRR: -18.6%
• Equity multiple: -0.02×
• Total profit: $-33,836
• Equity at exit: $10,289

Cash invested: $33,320 (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 39562

• Home prices YoY: -25.6%
• Active inventory: 110
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-133

Break-even live

Break-even rent $1,518

Max offer price $95,499

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-99	+0% $-133	+5% $-167	+10% $-200
Rent	-10% $-240	-5% $-186	+0% $-133	+5% $-80	+10% $-26
Rate	-1.0pp $-73	-0.5pp $-103	base $-133	+0.5pp $-164	+1.0pp $-195

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 Wildwood Rd Moss Point, MS	3.0	1.5	1130	$1,350	$1.19	15d	1	0.27mi

Listing history 6 events

1. 2026-06-18
   days on market $119,000 Active 6 DOM
2. 2026-06-17
   days on market $119,000 Active 5 DOM
3. 2026-06-16
   days on market $119,000 Active 4 DOM
4. 2026-06-15
   days on market $119,000 Active 3 DOM
5. 2026-06-13
   remarks 500-char remark
6. 2026-06-13
   listed $119,000 Active 1 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: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/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 4/10 Moderate FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $16,200
• − Mortgage interest: −$6,666
• − Property taxes: −$1,192
• − Insurance: −$5,714
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,462
• Taxable loss: −$3,425
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $-774/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: Moss Point Separate School District
• NCES district ID: 2803000
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 22% ▬ 0.00%
• Median HH income: $38,041
• Composite: 16.34/100
• National rank: #9205
• State rank: #94 of 130 in MS

Livability — Helena

• Score: 61/100
• State rank: #190
• US rank: #17518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena, MS
• Population (ZIP): 17,142

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 (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -62.87%
• Current HPI: 182.2784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+70.0% since first listed

8 events — show timeline

• 2026-06-12 Listed $119,000 MLSU
• 2021-09-15 Listing Removed — MLSU
• 2021-09-15 Listing Removed — MLSU
• 2020-10-07 Sold (Public Records) — Public Records
• 2020-10-02 Sold (MLS) — MLSU
• 2020-07-01 Listed $99,000 MLSU
• 2015-02-10 Listed $72,500 MLSU
• 2013-03-18 Listed $70,000 MLSU

Property tax history

+6.6%/yr

Latest (2025): $1,192 · +4.3% YoY. Source: county tax records.