119 S Mcsweyn Pl · Bruce, MS 38915

$109,500

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 25 Days on market

Built 1927 0.40 ac lot

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Charming 1927 home featuring updated flooring and a refreshed kitchen, blending classic character with modern touches. Offers spacious rooms and is located in a quiet, established neighborhood. Property is being sold as-is, with lender-required repairs only. Seller is motivated and ready to make a deal. Must see—don't miss this opportunity!

Key facts

• 0.4 acre lot
• Parking
• Built 1927

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence (house); One story; Move-in ready
• Construction: Wood siding; Raised foundation; Architectural shingle roof; Built (year per public records)
• Exterior features: Barn(s)

Interior

• Kitchen: Electric range
• Bedrooms: One-level layout
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Electric range; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#147 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, health & safety D+, amenities F.
• Calhoun County School District (rural): math 28% / reading 29% proficiency, ranked #75 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 10 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($757 loan paydown + $3k appreciation (2.4% local appreciation)).
• Calhoun County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $107,857 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.08% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.88×
• Total profit: $26,925
• Equity at exit: $45,428

10-year hold

• IRR: 18.0%
• Equity multiple: 3.48×
• Total profit: $76,065
• Equity at exit: $67,182

Cash invested: $30,660 (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 38915

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $272

Break-even live

Break-even rent $842

Max offer price $109,500

Occupancy floor 72%

Sensitivity live

Price	-10% $334	-5% $303	+0% $272	+5% $241	+10% $210
Rent	-10% $179	-5% $226	+0% $272	+5% $319	+10% $366
Rate	-1.0pp $328	-0.5pp $300	base $272	+0.5pp $244	+1.0pp $215

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $109,500 Active 25 DOM
2. 2026-06-08
   days on market $109,500 Active 24 DOM
3. 2026-06-07
   pricestatusdays on market $109,500 Active 23 DOM
4. 2026-05-12
   price $115,000 348-char remark
5. 2026-04-30
   listed $125,000 Active 348-char remark
6. 2026-03-26
   price $115,000
7. 2026-03-16
   price $129,500
8. 2026-02-26
   price $139,900
9. 2026-02-14
   listed $145,000 Active
10. 2026-02-07
    historical $1,100
11. 2026-01-06
    listed $1,100
12. 2025-12-29
    historical $1,100
13. 2025-11-27
    price $1,100
14. 2025-10-21
    listed $1,250
15. 2025-06-23
    historical $1,350
16. 2025-05-22
    listed $1,350
17. 1999-10-14
    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: $541 · $45/mo
• Projected year-2 tax: $865 · $72/mo
• Expected delta: +$324/yr (+$27/mo · 59.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,239
• − Mortgage interest: −$6,134
• − Property taxes: −$541
• − Insurance: −$548
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,185
• Taxable income: $1,553
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,897/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: Calhoun County School District
• NCES district ID: 2800870
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,951
• Composite: 23.14/100
• National rank: #7952
• State rank: #75 of 130 in MS

Livability — Bruce

• Score: 63/100
• State rank: #147
• US rank: #15075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bruce, MS
• Population (ZIP): 3,186

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,108 people
• By 2030: 13,650 · -3.2%
• By 2040: 12,586 · -10.8%
• By 2050: 11,417 · -19.1%
• By 2075: 8,381 · -40.6%
• By 2100: 5,478 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 29% Two or more races 3%
• Common ancestry: Italian 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+48.0) · D 25.6% · R 73.6%
• 2008→2024 swing: -20.3pp toward R · 2008: -27.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+41.3 2016: R+39.1 2012: R+27.3 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 143.4197
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+8011.1% since first listed

18 events — show timeline

• 2026-06-06 Relisted — MLSU
• 2026-06-06 Price Changed $109,500 MLSU
• 2026-05-22 Pending — MLSU
• 2026-05-22 Listing Removed — MLSU
• 2026-05-12 Price Changed $115,000 MLSU
• 2026-04-30 Listed $125,000 MLSU
• 2026-03-26 Price Changed $115,000 NCMBR
• 2026-03-16 Price Changed $129,500 NCMBR
• 2026-02-26 Price Changed $139,900 NCMBR
• 2026-02-14 Listed $145,000 NCMBR
• 2026-02-07 Rental Removed $1,100 Avail
• 2026-01-06 Listed for Rent $1,100 Avail
• 2025-12-29 Rental Removed $1,100 Avail
• 2025-11-27 Price Changed $1,100 Avail
• 2025-10-21 Listed for Rent $1,250 Avail
• 2025-06-23 Rental Removed $1,350 Avail
• 2025-05-22 Listed for Rent $1,350 Avail
• 1999-10-14 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $541 · +3.5% YoY. Source: county tax records.