205 Wilson · Magnolia, MS 39662

$105,000

3 bd · 1.5 ba · 1,073 sqft · SingleFamily public records · 238 Days on market

Built 1972 0.45 ac lot Est $83k · 27% over

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Why this score? — see what drove the D 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 +17.5/30.0
• Appreciation +7.9/10.0
• DSCR +5.5/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investment opportunity just outside of downtown Magnolia! This 3 bedroom, 1.5 bathroom home is ready for you to show off your own personal flair! With a little bit of TLC, this home would make a great addition to your investment portfolio. Or, you could get creative and get this home ready for a fix-and-flip. Don't miss out -- call and schedule your showing today!

Key facts

• 0.45 acre lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $81 ($967/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (7.6% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#281 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools F, amenities F.
• South Pike School District (rural): math 12% / reading 21% proficiency, ranked #105 of 130 in MS (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 10 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($726 loan paydown + $6k appreciation (5.8% local appreciation)).
• Pike County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $82,621
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360 Price St	0.26mi	3/2.5	1,025 (-4%)	3mo	$105,000	$102	74
502 2nd St	0.31mi	2/2.0 (-1)	1,100 (+2%)	9mo	$85,000	$77	67
463 Price	0.26mi	3/1.0	925 (-14%)	14mo	$59,000	$64	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.16×
• Total profit: $34,053
• Equity at exit: $64,533

10-year hold

• IRR: 17.3%
• Equity multiple: 4.28×
• Total profit: $96,510
• Equity at exit: $115,776

Cash invested: $29,400 (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 39662

• Home prices YoY: 4.0%
• Active inventory: 13
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $81

Break-even live

Break-even rent $868

Max offer price $105,000

Occupancy floor 87%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-31
   status Pending
2. 2025-06-03
   listed $105,000 Active
3. 2021-11-23
   soldstatus 370-char remark

   Show marketing remark (370 chars)

   Investment opportunity just outside of downtown Magnolia! This 3 bedroom, 1.5 bathroom home is ready for you to show off your own personal flair! With a little bit of TLC, this home would make a great addition to your investment portfolio. Or, you could get creative and get this home ready for a fix-and-flip. Don't miss out -- call and schedule your showing today!

4. 2021-08-25
   listed $35,000 370-char remark

   Show marketing remark (370 chars)

   Investment opportunity just outside of downtown Magnolia! This 3 bedroom, 1.5 bathroom home is ready for you to show off your own personal flair! With a little bit of TLC, this home would make a great addition to your investment portfolio. Or, you could get creative and get this home ready for a fix-and-flip. Don't miss out -- call and schedule your showing today!

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,097 · $91/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $11,641
• − Mortgage interest: −$5,882
• − Property taxes: −$1,097
• − Insurance: −$525
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$3,055
• Taxable loss: −$779
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $1,154/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: South Pike School District
• NCES district ID: 2804080
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 21% ▼ -3.00%
• Median HH income: $29,674
• Composite: 13.04/100
• National rank: #9566
• State rank: #105 of 130 in MS

Livability — Magnolia

• Score: 57/100
• State rank: #281
• US rank: #21653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magnolia, MS
• Population (ZIP): 1,219

Population outlook (Pike County) Hauer SSP2

• Today (2025): 38,766 people
• By 2030: 37,874 · -2.3%
• By 2040: 35,743 · -7.8%
• By 2050: 33,276 · -14.2%
• By 2075: 26,799 · -30.9%
• By 2100: 18,562 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 11% Two or more races 5% Asian 1%
• Common ancestry: Romanian 3%
• Foreign-born: 1%

Political lean MEDSL · Pike

• 2024 margin: Toss-up / Even · D 47.8% · R 51.3%
• 2008→2024 swing: -7.0pp toward R · 2008: 3.5pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+1.0 2016: R+0.7 2012: D+7.6 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.78%
• Current HPI: 149.5079
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+200.0% since first listed

4 events — show timeline

• 2026-03-31 Pending — MLSU
• 2025-06-03 Listed $105,000 MLSU
• 2021-11-23 Sold (MLS) — MLSU
• 2021-08-25 Listed $35,000 MLSU

Property tax history

+2.3%/yr

Latest (2025): $1,097 · +12.3% YoY. Source: county tax records.