501 1st St · Magee, MS 39111

$80,600

3 bd · 2.0 ba · 1,641 sqft · SingleFamily · 33 Days on market

Built 1950 Poor condition 0.33 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Lovley Bunglow style 3 Br/2Ba, very large master bedroom with large walk-in closets, formal dinning, hardwood floors, storage building.

Key facts

• 0.33 acre lot
• Parking
• Built 1950

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence (house); One story
• Construction: Siding exterior; Built area about 1,641 (per appraiser); Slab foundation; Year built source: Appraiser
• Exterior features: Composition roof; Lot is approximately 0.33 acres; Zoned General Residential

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Fixer condition; One-level home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $81k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.5% in Magee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#158 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Simpson County School District (rural): math 18% / reading 24% proficiency, ranked #90 of 130 in MS (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Magee Elementary School (math 16% / reading 22%, grade F, #251 of 375 statewide, top 67%, 504 students, 99% FRL); Magee Middle School (math 14% / reading 21%, grade F, #123 of 179 statewide, top 69%, 325 students, 99% FRL); Magee High School (math 8% / reading 8%, grade F, #184 of 197 statewide, top 94%, 405 students, 99% FRL) — zoned schools average 99% FRL vs 76% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 3 units permitted in Simpson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($557 loan paydown + $2k appreciation (2.9% local appreciation)).
• Simpson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $78,182 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $173,946
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 SE 1st St	0.18mi	4/2.0 (+1)	1,532 (-7%)	9mo	$145,000	$95	68
1106 SE 4th St	0.50mi	3/2.0	1,641 (0%)	21mo	$229,900	$140	59
510 NW Kennedy Dr	0.68mi	3/2.0	1,561 (-5%)	2mo	$169,900	$109	59
320 NE 2nd Ave	0.29mi	3/1.0	1,871 (+14%)	7mo	$65,000	$35	53
324 NW 3rd Ave	0.57mi	2/2.0 (-1)	1,551 (-6%)	22mo	$165,000	$106	41
625 SW 4th Ave	0.65mi	4/3.0 (+1)	1,873 (+14%)	11mo	$169,000	$90	28

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

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.35×
• Total profit: $30,410
• Equity at exit: $35,792

10-year hold

• IRR: 24.8%
• Equity multiple: 4.51×
• Total profit: $79,240
• Equity at exit: $54,813

Cash invested: $22,568 (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 39111

• Home prices YoY: 1.8%
• Active inventory: 75
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$423
• Tax est. 1.5%: −$101 /mo · $1,209/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $331

Break-even live

Break-even rent $705

Max offer price $80,600

Occupancy floor 66%

Sensitivity live

Price	-10% $387	-5% $359	+0% $331	+5% $304	+10% $276
Rent	-10% $243	-5% $287	+0% $331	+5% $376	+10% $420
Rate	-1.0pp $372	-0.5pp $352	base $331	+0.5pp $310	+1.0pp $289

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: $20,150
• Closing costs: $2,418
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $80,600 Active 33 DOM
2. 2026-06-21
   pricedays on market $80,600 Active 32 DOM
3. 2026-06-18
   days on market $87,600 Active 30 DOM
4. 2026-06-17
   days on market $87,600 Active 29 DOM
5. 2026-06-16
   days on market $87,600 Active 28 DOM
6. 2026-06-15
   days on market $87,600 Active 27 DOM
7. 2026-06-13
   days on market $87,600 Active 25 DOM
8. 2026-06-12
   days on market $87,600 Active 24 DOM
9. 2026-06-09
   days on market $87,600 Active 21 DOM
10. 2026-06-08
    days on market $87,600 Active 20 DOM
11. 2026-06-07
    days on market $87,600 Active 19 DOM
12. 2026-06-07
    days on market $87,600 Active 18 DOM
13. 2026-06-04
    days on market $87,600 Active 15 DOM
14. 2026-06-02
    days on market $87,600 Active 14 DOM
15. 2026-06-01
    days on market $87,600 Active 13 DOM
16. 2026-05-31
    days on market $87,600 Active 12 DOM
17. 2026-05-19
    listed $87,600 Active
18. 2004-04-15
    soldstatus 135-char remark

    Show marketing remark (135 chars)

    Lovley Bunglow style 3 Br/2Ba, very large master bedroom with large walk-in closets, formal dinning, hardwood floors, storage building.

19. 2004-02-04
    listed $52,900 135-char remark

    Show marketing remark (135 chars)

    Lovley Bunglow style 3 Br/2Ba, very large master bedroom with large walk-in closets, formal dinning, hardwood floors, storage building.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,494
• − Mortgage interest: −$4,515
• − Property taxes: −$1,209
• − Insurance: −$403
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,345
• Taxable income: $2,864
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $3,289/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including major work on the roof, exterior, and interior. Significant improvements in these areas would substantially increase its resale and rental value.

Repairs flagged

• Major roof — Signs of significant damage or wear.
• Major exterior siding — Signs of significant damage or wear.
• Major landscaping — Overgrown vegetation and general disrepair.
• Major interior walls/paint — No visible photos of the interior walls/paint, but general disrepair suggests significant issues.
• Major HVAC/mechanicals — No visible photos of the HVAC/mechanicals, but general disrepair suggests significant issues.
• Major kitchen and bathrooms — No visible photos of the kitchen and bathrooms, but general disrepair suggests significant issues.
• Major windows — No visible photos of the windows, but general disrepair suggests significant issues.
• Major foundation/structure — No visible photos of the foundation/structure, but general disrepair suggests significant issues.

Value-add opportunities

• Both Landscaping and exterior improvements — Aesthetic improvements can enhance both resale and rental value.
• Both Interior painting and updates — Fresh paint and updates can significantly improve the home's appeal.
• Both HVAC and mechanical upgrades — Upgrading HVAC and mechanical systems can improve comfort and energy efficiency, boosting both resale and rental value.
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can significantly increase the home's value for both resale and rental purposes.
• Both Roof and exterior siding repairs — Addressing roof and exterior siding issues can improve the home's appearance and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant damage or wear.	Major	$15,000–50,000
exterior siding · Signs of significant damage or wear.	Major	$15,000–50,000
landscaping · Overgrown vegetation and general disrepair.	Major	$15,000–50,000
interior walls/paint · No visible photos of the interior walls/paint, but general disrepair suggests significant issues.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of the HVAC/mechanicals, but general disrepair suggests significant issues.	Major	$15,000–50,000
kitchen and bathrooms · No visible photos of the kitchen and bathrooms, but general disrepair suggests significant issues.	Major	$15,000–50,000
windows · No visible photos of the windows, but general disrepair suggests significant issues.	Major	$15,000–50,000
foundation/structure · No visible photos of the foundation/structure, but general disrepair suggests significant issues.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Landscaping and exterior improvements — Aesthetic improvements can enhance both resale and rental value. ↑
• Both Interior painting and updates — Fresh paint and updates can significantly improve the home's appeal. ↑
• Both HVAC and mechanical upgrades — Upgrading HVAC and mechanical systems can improve comfort and energy efficiency, boosting both resale and rental value. ↑
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can significantly increase the home's value for both resale and rental purposes. ↑
• Both Roof and exterior siding repairs — Addressing roof and exterior siding issues can improve the home's appearance and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Simpson County School District
• NCES district ID: 2803990
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,826
• Composite: 17.46/100
• National rank: #9063
• State rank: #90 of 130 in MS

Livability — Magee

• Score: 63/100
• State rank: #158
• US rank: #15438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magee, MS
• Population (ZIP): 8,927

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 26,197 people
• By 2030: 25,474 · -2.8%
• By 2040: 23,811 · -9.1%
• By 2050: 22,024 · -15.9%
• By 2075: 17,701 · -32.4%
• By 2100: 13,732 · -47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Serbian 5% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+36.7) · D 31.4% · R 68.1%
• 2008→2024 swing: -14.3pp toward R · 2008: -22.4pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+30.4 2016: R+30.9 2012: R+22.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.90%
• Current HPI: 161.8264
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+65.6% since first listed

3 events — show timeline

• 2026-05-19 Listed $87,600 MLSU
• 2004-04-15 Sold (MLS) — MLSU
• 2004-02-04 Listed $52,900 MLSU