41 Adams Ln · Prentiss, MS 39474

$150,000

3 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 51 Days on market

Built 2011 1.00 ac lot

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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
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

;; 41 Adams Lane, Prentiss Investor special or perfect opportunity to create your dream home! This 3-bedroom, 2-bath property sits on approximately 1 acre in a quiet setting, offering plenty of space and potential. Featuring a two-car garage and a solid layout, this home is ready for your vision and updates. With over 1,700± square feet of living space , this fixer-upper provides a great foundation for renovation, rental income, or resale. The spacious lot offers room for outdoor living, gardening, or expansion. Conveniently located in the heart of Prentiss, just minutes from local amenities, this property combines small-town charm with investment upside. Highlights: 3 Bedrooms / 2 Bathrooms Approx. 1 Acre Lot Two-Car Garage Fixer-Upper with Strong Potential Quiet, Rural Setting Sold as-is.

Key facts

• Spacious lot
• Local amenities
• Outdoor living

Tags

• SPACIOUS LOT
• OUTDOOR LIVING
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: 2-car garage; Garage door opener; Garage faces front
• Utilities: Private sewer; Community water; Fiber to the house
• Home design: Single-family house; One story; Estimated living area of 1,600
• Construction: Board & Batten siding; Brick and brick veneer exterior; Shingle roof; Concrete perimeter foundation; Slab foundation; Built as a house
• Exterior features: Cleared lot

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#204 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety D, schools F.
• Jefferson Davis County School District (rural): math 14% / reading 20% proficiency, ranked #104 of 130 in MS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $402 appreciation (0.3% local appreciation)).
• Jefferson Davis County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 90% chance of damaging wind over 30y; severe 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.85% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.28%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 2.76×
• Total profit: $73,939
• Equity at exit: $45,574

10-year hold

• IRR: 38.5%
• Equity multiple: 5.40×
• Total profit: $184,692
• Equity at exit: $56,420

Cash invested: $42,000 (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 39474

• Home prices YoY: 0.2%
• Active inventory: 45
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,778 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $1,200

Break-even live

Break-even rent $1,260

Max offer price $150,000

Occupancy floor 52%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 51 DOM
2. 2026-06-17
   days on market $150,000 Active 50 DOM
3. 2026-06-16
   days on market $150,000 Active 49 DOM
4. 2026-06-15
   days on market $150,000 Active 48 DOM
5. 2026-06-13
   days on market $150,000 Active 46 DOM
6. 2026-06-12
   days on market $150,000 Active 45 DOM
7. 2026-06-09
   days on market $150,000 Active 42 DOM
8. 2026-06-08
   days on market $150,000 Active 41 DOM
9. 2026-06-07
   days on market $150,000 Active 40 DOM
10. 2026-06-07
    days on market $150,000 Active 39 DOM
11. 2026-06-04
    days on market $150,000 Active 36 DOM
12. 2026-06-02
    days on market $150,000 Active 35 DOM
13. 2026-06-01
    days on market $150,000 Active 34 DOM

    Show marketing remark (821 chars)

    ;; 41 Adams Lane, Prentiss Investor special or perfect opportunity to create your dream home! This 3-bedroom, 2-bath property sits on approximately 1 acre in a quiet setting, offering plenty of space and potential. Featuring a two-car garage and a solid layout, this home is ready for your vision and updates. With over 1,700± square feet of living space , this fixer-upper provides a great foundation for renovation, rental income, or resale. The spacious lot offers room for outdoor living, gardening, or expansion. Conveniently located in the heart of Prentiss, just minutes from local amenities, this property combines small-town charm with investment upside. Highlights: 3 Bedrooms / 2 Bathrooms Approx. 1 Acre Lot Two-Car Garage Fixer-Upper with Strong Potential Quiet, Rural Setting Sold as-is.

14. 2026-05-31
    days on market $150,000 Active 33 DOM
15. 2026-04-28
    listed $150,000 Active 812-char remark

ⓘ 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: $1,752 · $146/mo
• Projected year-2 tax: $1,752 · $146/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $33,340
• − Mortgage interest: −$8,402
• − Property taxes: −$1,752
• − Insurance: −$750
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$4,364
• Taxable income: $12,737
• Est. tax owed @ 24.0%: −$3,057
• After-tax cash flow: $11,340/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: Jefferson Davis County School District
• NCES district ID: 2802250
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $27,474
• Composite: 13.25/100
• National rank: #9549
• State rank: #104 of 130 in MS

Livability — Prentiss

• Score: 61/100
• State rank: #204
• US rank: #18336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,128

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 10,128 people
• By 2030: 9,342 · -7.8%
• By 2040: 7,842 · -22.6%
• By 2050: 6,583 · -35.0%
• By 2075: 4,540 · -55.2%
• By 2100: 3,563 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 36% Two or more races 2%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Jefferson Davis

• 2024 margin: D (+13.8) · D 56.5% · R 42.8%
• 2008→2024 swing: -7.7pp toward R · 2008: 21.5pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+17.1 2016: D+20.1 2012: D+25.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 120.5458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $150,000 HAAR
• 2026-04-28 Listed $150,000 MLSU

Property tax history

+8.5%/yr

Latest (2025): $1,752 · +2.1% YoY. Source: county tax records.