461 Highway 545 · Magee, MS 39111

$121,900

3 bd · 1.0 ba · 2,262 sqft · SingleFamily public records · 150 Days on market

Built 1910 1.20 ac lot $54/sqft · 57% below area

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +6.5/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Step into history at 461 MS 545, Magee, MS 39111, where timeless architecture meets endless opportunity. This turn-of-the-century gem features high ceilings, large rooms, and several updates, offering a strong foundation for your restoration dreams. With 3 bedrooms and 2 baths, the home is being sold ''As-Is, Where-Is''—perfect for old-home enthusiasts looking for their next passion project. Surrounded by country quiet and framed by picturesque backyard views, yet only a mile from town, this property blends serenity with convenience. Bring your imagination and make it unforgettable.

Key facts

• Several updates
• Large rooms
• High ceilings

Tags

• HIGH CEILINGS
• LARGE ROOMS
• SEVERAL UPDATES
• PICTURESQUE BACKYARD VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $118k (3.0% below list).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.6% 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: schools F, crime F, amenities 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.
• 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 $4k of equity ($843 loan paydown + $4k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $107,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1910 — 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. 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: 0.97% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $286,311
• List price: $121,900
• Delta: -57.42%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.5%
• Equity multiple: 1.76×
• Total profit: $26,104
• Equity at exit: $54,132

10-year hold

• IRR: 15.4%
• Equity multiple: 3.25×
• Total profit: $76,727
• Equity at exit: $82,900

Cash invested: $34,132 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$639
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $190

Break-even live

Break-even rent $942

Max offer price $121,900

Occupancy floor 79%

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: $30,475
• Closing costs: $3,657
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending 595-char remark

   Show marketing remark (595 chars)

   Step into history at 461 MS 545, Magee, MS 39111, where timeless architecture meets endless opportunity. This turn-of-the-century gem features high ceilings, large rooms, and several updates, offering a strong foundation for your restoration dreams. With 3 bedrooms and 2 baths, the home is being sold ''As-Is, Where-Is''—perfect for old-home enthusiasts looking for their next passion project. Surrounded by country quiet and framed by picturesque backyard views, yet only a mile from town, this property blends serenity with convenience. Bring your imagination and make it unforgettable.

2. 2025-12-09
   listed $121,900 Active 595-char remark

   Show marketing remark (595 chars)

   Step into history at 461 MS 545, Magee, MS 39111, where timeless architecture meets endless opportunity. This turn-of-the-century gem features high ceilings, large rooms, and several updates, offering a strong foundation for your restoration dreams. With 3 bedrooms and 2 baths, the home is being sold ''As-Is, Where-Is''—perfect for old-home enthusiasts looking for their next passion project. Surrounded by country quiet and framed by picturesque backyard views, yet only a mile from town, this property blends serenity with convenience. Bring your imagination and make it unforgettable.

3. 2017-12-28
   soldstatus 1103-char remark

   Show marketing remark (1103 chars)

   Are you a buyer who is ready to make the move from the city to the country? If so this is the perfect home for you. Come check it out and don't miss out on this opportunity to purchase this classic home! This home is the perfect home for a buyer looking for an older home style. Built in the early 1900's with some upgrades to the interior of the home. This is classic farm home. The hallway runs down the middle of the home with rooms on both sides. The home features up to 6 rooms. 3 bedrooms, 2 baths, a formal dining and living area, and also an updated kitchen area. The home sits on 1.2 acres of land and provides a nice country setting right outside of city limits. The home also features a large sized front porch for those who enjoy sitting out in the evenings and to enjoy mother nature. There is a driveway which is also has a carport that accommodates up to 2 vehicles. The Sunroom in the home is one of the top features. It sits in the back of the home and allows you to look out into the country side.. Also the home has a large utility/laundry room which can be used as storage if needed.

4. 2017-06-09
   listed $85,000 1103-char remark

   Show marketing remark (1103 chars)

   Are you a buyer who is ready to make the move from the city to the country? If so this is the perfect home for you. Come check it out and don't miss out on this opportunity to purchase this classic home! This home is the perfect home for a buyer looking for an older home style. Built in the early 1900's with some upgrades to the interior of the home. This is classic farm home. The hallway runs down the middle of the home with rooms on both sides. The home features up to 6 rooms. 3 bedrooms, 2 baths, a formal dining and living area, and also an updated kitchen area. The home sits on 1.2 acres of land and provides a nice country setting right outside of city limits. The home also features a large sized front porch for those who enjoy sitting out in the evenings and to enjoy mother nature. There is a driveway which is also has a carport that accommodates up to 2 vehicles. The Sunroom in the home is one of the top features. It sits in the back of the home and allows you to look out into the country side.. Also the home has a large utility/laundry room which can be used as storage if needed.

5. 2005-05-23
   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: $649 · $54/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$314/yr (+$26/mo · 48.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $14,189
• − Mortgage interest: −$6,828
• − Property taxes: −$649
• − Insurance: −$610
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,546
• Taxable income: $286
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $2,211/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: 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

• 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

+43.4% since first listed

5 events — show timeline

• 2026-05-08 Pending — MLSU
• 2025-12-09 Listed $121,900 MLSU
• 2017-12-28 Sold (MLS) — MLSU
• 2017-06-09 Listed $85,000 MLSU
• 2005-05-23 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $649 · +28.7% YoY. Source: county tax records.