405 Springdale Dr · Columbus, MS 39702

$76,320

3 bd · 1.0 ba · 1,732 sqft · SingleFamily public records · 3 Days on market

Built 1980 10,454 sqft lot

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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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

AUCTION. This affordable ranch home features 3 beds, 2.5 baths, living room with fireplace, kitchen with breakfast area and ample storage. The home sits on a large tree-lined lot with an attached covered porch and carport. Home will need your renovation ideas and is sold as-is. CAUTION MOLD may be present. Property is sold as-is with NO property disclosure or inspection reports. Come create your dream space.

Key facts

• Large tree-lined lot
• Carport
• 0.24 acre lot

Tags

• LIVING ROOM WITH FIREPLACE
• KITCHEN WITH BREAKFAST AREA
• LARGE TREE-LINED LOT
• ATTACHED COVERED PORCH
• CARPORT

Property features AI

Exterior

• Parking: Attached garage; 1-car carport (1 parking space total)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single family residence (house); One level
• Construction: Brick construction; Slab foundation
• Exterior features: Shingle roof; Lot is approximately 0.24 acres; Zoned for single-family residential

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Primary bedroom on the main level; Two additional bedrooms on the main level
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room with fireplace; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).

Location & tenants

• Location reads 60/100 on livability (#219 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety D, schools F, amenities F.
• Columbus Municipal School District (town): math 9% / reading 17% proficiency, ranked #113 of 130 in MS (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $528 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lowndes County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,320

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.07% ✓
• Cap rate: 16.31%
• Cash-on-cash: 35.78%
• DSCR: 2.59
• GRM: 4.0

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: 31.5%
• Equity multiple: 2.32×
• Total profit: $28,289
• Equity at exit: $11,380

10-year hold

• IRR: 38.7%
• Equity multiple: 4.61×
• Total profit: $77,197
• Equity at exit: $6,599

Cash invested: $21,370 (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 39702

• Home prices YoY: -29.8%
• Active inventory: 10
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$400
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $637

Break-even live

Break-even rent $775

Max offer price $76,320

Occupancy floor 55%

Sensitivity live

Price	-10% $680	-5% $659	+0% $637	+5% $616	+10% $594
Rent	-10% $512	-5% $575	+0% $637	+5% $700	+10% $762
Rate	-1.0pp $676	-0.5pp $657	base $637	+0.5pp $617	+1.0pp $597

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: $19,080
• Closing costs: $2,290
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S Lehmberg Rd Columbus, MS	1.0–3.0	1.0–2.0	1015	$1,149	$1.13	45d	1	0.40mi
3946 Hwy 182 E Columbus, MS	1.0–3.0	1.0–2.0	1000	$1,568	$1.57	45d	8	0.76mi
240 Sylvan Rd Columbus, MS	3.0	1.5	1830	$2,400	$1.31	45d	1	1.49mi

Listing history 3 events

1. 2026-06-21
   days on market $76,320 Active 3 DOM
2. 2026-06-18
   remarks 411-char remark
3. 2026-06-18
   listed $76,320 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: $2,167 · $181/mo
• Projected year-2 tax: $2,167 · $181/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $18,984
• − Mortgage interest: −$4,275
• − Property taxes: −$2,167
• − Insurance: −$382
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$2,220
• Taxable income: $6,902
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $5,989/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: Columbus Municipal School District
• NCES district ID: 2801200
• Math proficiency: 9% ▼ -11.00%
• Reading proficiency: 17% ▼ -6.00%
• Median HH income: $33,376
• Composite: 10.49/100
• National rank: #9782
• State rank: #113 of 130 in MS

Livability — Columbus

• Score: 60/100
• State rank: #219
• US rank: #18952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, MS
• County: Lowndes County · 35,442 people
• City population: 35,442
• Metro: Columbus, MS
• Population (ZIP): 23,484
• Household income: $54,650
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 704.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 59,842 people
• By 2030: 59,312 · -0.9%
• By 2040: 57,282 · -4.3%
• By 2050: 54,348 · -9.2%
• By 2075: 45,423 · -24.1%
• By 2100: 34,724 · -42.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (52%)
• Race & ethnicity: Black 52% White 45% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lowndes

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.6%
• 2008→2024 swing: -5.3pp toward R · 2008: -2.9pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+2.6 2016: R+6.3 2012: R+1.5 2008: R+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.27%
• Current HPI: 170.5528
• Rent YoY: —
• Metro: Columbus, MS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-18 Listed $76,320 MLSU
• 2020-03-30 Sold (Public Records) — Public Records

Property tax history

+30.3%/yr

Latest (2025): $2,167 · +1.2% YoY. Source: county tax records.