35 Oakhurst Dr · Natchez, MS 39120

$310,000

4 bd · 1.0 ba · 4,617 sqft · SingleFamily public records · 53 Days on market

Built 1959 0.28 ac lot $67/sqft · 68% below area ↓ 27% 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

SPACIOUS, BEAUTIFULLY MAINTAINED HOME OFFERING THE PERFECT BLEND OF COMFORT, FUNCTIONALITY, AND ROOM TO GROW! With approximately 4500 heated and cooled square feet, this 4-bedroom, 3-bath home is ideal for those looking for a forever home with space to spare. Designed with flexibility in mind, the home features two primary suites-one conveniently located on the main level and a larger, private suite upstairs. The upstairs retreat is tucked away from the main living areas and includes built-ins, a generous walk-in closet, and a luxurious bath with dual vanities, a jetted tub, and an oversized separate shower. The main level features an open floor-plan with inviting living spaces, including a

Key facts

• Dual vanities
• Walk-in closet
• Upstairs retreat

Tags

• TWO PRIMARY SUITES
• UPSTAIRS RETREAT
• WALK-IN CLOSET
• LUXURIOUS BATH
• DUAL VANITIES
• JETTED TUB

Property features AI

Exterior

• Parking: Attached carport with storage; 2 carport spaces; Concrete parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single family residence; House; One and one-half stories
• Construction: Vinyl, brick, and wood siding; Architectural shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Patio (screened); Private yard; See remarks

Interior

• Kitchen: Granite counters; Kitchen island; Breakfast bar; Bar fridge; Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: His and hers closets; Walk-in closet(s)
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 3 full bathrooms; Double vanity; Bidet
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Bookcases; Breakfast bar; Built-in features; Ceiling fans; Double vanity; Entrance foyer; Granite counters; His and hers closets; Kitchen island; Open floorplan; Recessed lighting; Storage; Track lighting; Vaulted ceilings; Walk-in closets; Bidet; See remarks
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.4% in Natchez — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 281 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Adams County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• Adams County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (median comp): $938,464
• List price: $310,000
• Delta: -66.97%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-18,144
• Equity at exit: $46,222

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $25,873
• Equity at exit: $26,803

Cash invested: $86,800 (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 39120

• Active inventory: 281
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$508 /mo · $6,100/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $502

Break-even live

Break-even rent $2,865

Max offer price $310,000

Occupancy floor 81%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Devereaux Dr Natchez, MS	3.0	2.0	4000	$3,500	$0.88	43d	1	0.38mi

Listing history 23 events

1. 2026-06-18
   days on market $310,000 Active 53 DOM
2. 2026-06-17
   days on market $310,000 Active 52 DOM
3. 2026-06-16
   days on market $310,000 Active 51 DOM
4. 2026-06-15
   days on market $310,000 Active 50 DOM
5. 2026-06-13
   days on market $310,000 Active 48 DOM
6. 2026-06-12
   days on market $310,000 Active 47 DOM
7. 2026-06-09
   days on market $310,000 Active 44 DOM
8. 2026-06-08
   days on market $310,000 Active 43 DOM
9. 2026-06-07
   days on market $310,000 Active 42 DOM
10. 2026-06-07
    days on market $310,000 Active 41 DOM
11. 2026-06-04
    days on market $310,000 Active 38 DOM
12. 2026-06-02
    days on market $310,000 Active 37 DOM
13. 2026-06-01
    days on market $310,000 Active 36 DOM
14. 2026-05-31
    days on market $310,000 Active 35 DOM
15. 2026-04-25
    listed $310,000 Active 1891-char remark
16. 2026-03-31
    historical
17. 2026-02-18
    price $319,000
18. 2025-10-27
    price $349,000
19. 2025-09-05
    listed $389,000 Active
20. 2025-07-22
    historical
21. 2025-02-08
    price $399,000
22. 2024-06-29
    listed $425,000 Active
23. 2004-06-11
    soldstatus

ⓘ 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: $6,100 · $508/mo
• Projected year-2 tax: $6,100 · $508/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $42,000
• − Mortgage interest: −$17,365
• − Property taxes: −$6,100
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,018
• Taxable income: $1,247
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $5,723/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchez, MS
• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-27.1% since first listed

9 events — show timeline

• 2026-04-25 Listed $310,000 MLSU
• 2026-03-31 Listing Removed — MLSU
• 2026-02-18 Price Changed $319,000 MLSU
• 2025-10-27 Price Changed $349,000 MLSU
• 2025-09-05 Listed $389,000 MLSU
• 2025-07-22 Listing Removed — MLSU
• 2025-02-08 Price Changed $399,000 MLSU
• 2024-06-29 Listed $425,000 MLSU
• 2004-06-11 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $6,100 · +104.3% YoY. Source: county tax records.