109 Jefferies St · Itta Bena, MS 38941

$29,900

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 60 Days on market

Built 1969 5,662 sqft lot $27/sqft · 13% below area Est $34k · 13% 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 +30.0/30.0
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The subject is a 3-bedroom, 1-bath all-brick home located in a rural area with investor or first time homebuyer opportunity. While the property requires repairs and is offered as-is, its construction and layout provide potential for renovation and repositioning within the local market.

Key facts

• Rural area
• All brick home
• Investor opportunity

Tags

• ALL BRICK HOME
• RURAL AREA
• INVESTOR OPPORTUNITY
• POTENTIAL FOR RENOVATION
• POTENTIAL FOR REPOSITIONING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#280 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Market conditions: 5 active listings in the ZIP; 9 units permitted in Leflore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Leflore County population projected at -29% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1969 — 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: 3.29% ✓
• Cap rate: 29.46%
• Cash-on-cash: 82.75%
• DSCR: 4.68
• GRM: 2.5

CMA / ARV

• ARV (median comp): $34,325
• List price: $29,900
• Delta: -12.89%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Mitchell St	0.45mi	3/1.0	1,065 (-5%)	2mo	$80,000	$75	68
112 Morgan Ln	0.48mi	3/1.0	1,065 (-5%)	7mo	$11,470	$11	63
704 Cleveland St	0.41mi	3/1.0	1,188 (+6%)	15mo	$13,320	$11	59

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: 83.1%
• Equity multiple: 4.81×
• Total profit: $31,937
• Equity at exit: $4,458

10-year hold

• IRR: 86.4%
• Equity multiple: 9.98×
• Total profit: $75,201
• Equity at exit: $2,585

Cash invested: $8,372 (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 38941

• Home prices YoY: -5.6%
• Active inventory: 5
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $577

Break-even live

Break-even rent $252

Max offer price $29,900

Occupancy floor 36%

Sensitivity live

Price	-10% $594	-5% $586	+0% $577	+5% $569	+10% $560
Rent	-10% $500	-5% $539	+0% $577	+5% $616	+10% $655
Rate	-1.0pp $592	-0.5pp $585	base $577	+0.5pp $570	+1.0pp $562

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $29,900 Active 60 DOM
2. 2026-06-18
   days on market $29,900 Active 58 DOM
3. 2026-06-17
   days on market $29,900 Active 57 DOM
4. 2026-06-16
   days on market $29,900 Active 56 DOM
5. 2026-06-15
   days on market $29,900 Active 55 DOM
6. 2026-06-13
   days on market $29,900 Active 53 DOM
7. 2026-06-12
   days on market $29,900 Active 52 DOM
8. 2026-06-09
   days on market $29,900 Active 49 DOM
9. 2026-06-08
   days on market $29,900 Active 48 DOM
10. 2026-06-07
    days on market $29,900 Active 47 DOM
11. 2026-06-04
    days on market $29,900 Active 43 DOM
12. 2026-06-02
    days on market $29,900 Active 42 DOM
13. 2026-06-01
    days on market $29,900 Active 41 DOM
14. 2026-05-31
    days on market $29,900 Active 40 DOM
15. 2026-04-22
    listed $59,900 Active 286-char remark

    Show marketing remark (286 chars)

    The subject is a 3-bedroom, 1-bath all-brick home located in a rural area with investor or first time homebuyer opportunity. While the property requires repairs and is offered as-is, its construction and layout provide potential for renovation and repositioning within the local market.

16. 2026-04-21
    listed $59,900 Active 286-char remark

    Show marketing remark (286 chars)

    The subject is a 3-bedroom, 1-bath all-brick home located in a rural area with investor or first time homebuyer opportunity. While the property requires repairs and is offered as-is, its construction and layout provide potential for renovation and repositioning within the local market.

17. 2025-08-01
    historical
18. 2025-02-01
    listed $40,000 Active
19. 1980-06-27
    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: $361 · $30/mo
• Projected year-2 tax: $361 · $30/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,798
• − Mortgage interest: −$1,675
• − Property taxes: −$361
• − Insurance: −$150
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$870
• Taxable income: $6,855
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $5,283/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)

No district data.

Livability — Itta Bena

• Score: 57/100
• State rank: #280
• US rank: #21568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Itta Bena, MS
• Population (ZIP): 3,478

Population outlook (Leflore County) Hauer SSP2

• Today (2025): 27,008 people
• By 2030: 25,362 · -6.1%
• By 2040: 22,049 · -18.4%
• By 2050: 19,188 · -29.0%
• By 2075: 13,543 · -49.9%
• By 2100: 8,913 · -67.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 10% Two or more races 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Leflore

• 2024 margin: Solid D (+38.5) · D 68.7% · R 30.3%
• 2008→2024 swing: +1.7pp toward D · 2008: 36.8pp · 2024: 38.5pp
• All cycles: 2024: D+38.5 2020: D+41.5 2016: D+41.0 2012: D+45.8 2008: D+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.57%
• Current HPI: 76.7465
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+49.8% since first listed

5 events — show timeline

• 2026-04-22 Listed $59,900 NCMBR
• 2026-04-21 Listed $59,900 MLSU
• 2025-08-01 Listing Removed — MLSU
• 2025-02-01 Listed $40,000 MLSU
• 1980-06-27 Sold (Public Records) — Public Records

Property tax history

-19.8%/yr

Latest (2025): $361 · +18.7% YoY. Source: county tax records.