1005 Beatrice Ave · Columbia, MS 39429

$34,499

3 bd · 1.0 ba · 1,553 sqft · SingleFamily public records · 144 Days on market

Built 1954 10,018 sqft lot $22/sqft · 75% below area ↓ 16% 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
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is a true value add deal, perfect for investors, flippers or landlords looking to build equity with updates. The home needs new flooring and cosmetic updates offering the chance to customize finishes and maximize ARV. Features a functional layout with good bones, making it an ideal renovation project. Located in an established neighborhood with convenient access to schools, shopping and major roadways. With the right improvements, this property has a strong potential as a rental or resale. Sold AS-IS. Priced to reflect the needed updates. Bring your vision and unlock the upside.

Key facts

• Convenient access
• Functional layout
• 0.23 acre lot

Tags

• FUNCTIONAL LAYOUT
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $30k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#154 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: schools D, health & safety D, amenities F.
• Columbia School District (town): math 39% / reading 39% proficiency, ranked #45 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $238 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Marion County population projected at -33% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $30,359 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 3.87% ✓
• Cap rate: 32.20%
• Cash-on-cash: 92.51%
• DSCR: 5.12
• GRM: 2.2

CMA / ARV

• ARV (median comp): $137,932
• List price: $34,499
• Delta: -74.99%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Alberta Ave	0.33mi	2/2.0 (-1)	1,478 (-5%)	6mo	$24,900	$17	62
1000 Church St	0.21mi	3/2.0	1,775 (+14%)	16mo	$30,000	$17	49
1011 Chickasaw Trl	0.37mi	4/2.0 (+1)	1,688 (+9%)	18mo	$178,000	$105	44

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: 93.3%
• Equity multiple: 5.34×
• Total profit: $41,902
• Equity at exit: $5,144

10-year hold

• IRR: 96.2%
• Equity multiple: 11.13×
• Total profit: $97,820
• Equity at exit: $2,983

Cash invested: $9,660 (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 39429

• Active inventory: 133
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$181
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $745

Break-even live

Break-even rent $393

Max offer price $34,499

Occupancy floor 39%

Sensitivity live

Price	-10% $764	-5% $754	+0% $745	+5% $735	+10% $725
Rent	-10% $639	-5% $692	+0% $745	+5% $797	+10% $850
Rate	-1.0pp $762	-0.5pp $753	base $745	+0.5pp $736	+1.0pp $727

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: $8,625
• Closing costs: $1,035
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   days on market $34,499 Active 144 DOM
2. 2026-06-15
   days on market $34,499 Active 143 DOM
3. 2026-06-13
   days on market $34,499 Active 141 DOM
4. 2026-06-12
   days on market $34,499 Active 140 DOM
5. 2026-06-09
   days on market $34,499 Active 137 DOM
6. 2026-06-08
   days on market $34,499 Active 136 DOM
7. 2026-06-07
   days on market $34,499 Active 135 DOM
8. 2026-06-07
   days on market $34,499 Active 134 DOM
9. 2026-06-04
   days on market $34,499 Active 131 DOM
10. 2026-06-02
    days on market $34,499 Active 130 DOM
11. 2026-06-01
    days on market $34,499 Active 129 DOM
12. 2026-05-31
    days on market $34,499 Active 128 DOM
13. 2026-04-20
    price $34,499 609-char remark

    Show marketing remark (609 chars)

    This property is a true value add deal, perfect for investors, flippers or landlords looking to build equity with updates. The home needs new flooring and cosmetic updates offering the chance to customize finishes and maximize ARV. Features a functional layout with good bones, making it an ideal renovation project. Located in an established neighborhood with convenient access to schools, shopping and major roadways. With the right improvements, this property has a strong potential as a rental or resale. Sold AS-IS. Priced to reflect the needed updates. Bring your vision and unlock the upside.

14. 2026-03-13
    price $34,999 609-char remark

    Show marketing remark (609 chars)

    This property is a true value add deal, perfect for investors, flippers or landlords looking to build equity with updates. The home needs new flooring and cosmetic updates offering the chance to customize finishes and maximize ARV. Features a functional layout with good bones, making it an ideal renovation project. Located in an established neighborhood with convenient access to schools, shopping and major roadways. With the right improvements, this property has a strong potential as a rental or resale. Sold AS-IS. Priced to reflect the needed updates. Bring your vision and unlock the upside.

15. 2026-01-30
    price $37,000 609-char remark

    Show marketing remark (609 chars)

    This property is a true value add deal, perfect for investors, flippers or landlords looking to build equity with updates. The home needs new flooring and cosmetic updates offering the chance to customize finishes and maximize ARV. Features a functional layout with good bones, making it an ideal renovation project. Located in an established neighborhood with convenient access to schools, shopping and major roadways. With the right improvements, this property has a strong potential as a rental or resale. Sold AS-IS. Priced to reflect the needed updates. Bring your vision and unlock the upside.

16. 2026-01-23
    listed $41,000 Active 609-char remark

    Show marketing remark (609 chars)

    This property is a true value add deal, perfect for investors, flippers or landlords looking to build equity with updates. The home needs new flooring and cosmetic updates offering the chance to customize finishes and maximize ARV. Features a functional layout with good bones, making it an ideal renovation project. Located in an established neighborhood with convenient access to schools, shopping and major roadways. With the right improvements, this property has a strong potential as a rental or resale. Sold AS-IS. Priced to reflect the needed updates. Bring your vision and unlock the upside.

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,378 · $115/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,022
• − Mortgage interest: −$1,932
• − Property taxes: −$1,378
• − Insurance: −$172
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$1,004
• Taxable income: $8,972
• Est. tax owed @ 24.0%: −$2,153
• After-tax cash flow: $6,783/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: Columbia School District
• NCES district ID: 2801170
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $31,192
• Composite: 31.87/100
• National rank: #5866
• State rank: #45 of 130 in MS

Livability — Columbia

• Score: 63/100
• State rank: #154
• US rank: #15293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, MS
• Population (ZIP): 16,583

Population outlook (Marion County) Hauer SSP2

• Today (2025): 22,813 people
• By 2030: 21,301 · -6.6%
• By 2040: 18,176 · -20.3%
• By 2050: 15,215 · -33.3%
• By 2075: 9,388 · -58.8%
• By 2100: 5,335 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.6) · D 28.7% · R 70.4%
• 2008→2024 swing: -10.2pp toward R · 2008: -31.4pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+36.8 2016: R+36.0 2012: R+29.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.11%
• Current HPI: 132.3278
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.9% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $34,499 MLSU
• 2026-03-13 Price Changed $34,999 MLSU
• 2026-01-30 Price Changed $37,000 MLSU
• 2026-01-23 Listed $41,000 MLSU

Property tax history

+19.0%/yr

Latest (2025): $1,378 · +19.8% YoY. Source: county tax records.