131 Campbell Rd · Jayess, MS 39641

$135,000

2 bd · 1.0 ba · 1,670 sqft · SingleFamily · 55 Days on market

Built 2018 Good condition 1.00 ac lot $81/sqft · 21% below area Est $170k · 21% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Appreciation +7.0/10.0
• Condition / age +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Modern 8-Year-Old Retreat on 1 Acre Modern 8-Year-Old Home - Commercial-Grade Tin Roof- 1 Cleared Acre -Experience the perfect blend of rugged durability and modern comfort in this custom-built home, only 8 years young. Situated on one full acre of cleared land, this 1,670 sq. ft. property is topped with a * * premium commercial-grade tin roof * * , ensuring maximum protection and low-maintenance living for decades to come. Stacked Washer/ Dryer to stay, along with deep freezer and Refigerator. Inside, you'll find exceptional wood craftsmanship and modern touches throughout, including quality ceramic tile in the kitchen and second bedroom. While currently a spacious 2-bedroom, 1-bat

Key facts

• Wood craftsmanship
• Cleared acre
• Quality ceramic tile

Tags

• COMMERCIAL-GRADE TIN ROOF
• CLEARED ACRE
• QUALITY CERAMIC TILE
• WOOD CRAFTSMANSHIP

Property features AI

Exterior

• Parking: Attached carport; Detached carport; Concrete driveway; Direct access; 1 carport space
• Utilities: Community water available; Septic tank; Electricity connected; Sewer connected; Cable available
• Home design: Single-family house; One level
• Construction: Vertical siding and wood siding; Combination foundation and slab; Aluminum roof; Accessible approach with ramp
• Exterior features: Front porch; Slab patio/porch; Lot cleared with few trees; Corners marked; Front yard

Interior

• Kitchen: Electric cooktop; Eat-in kitchen; Pantry; Tile counters
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Central air; Ductless cooling; Multiple cooling units; Ceiling fans
• Interior features: Bookcases; Built-in features; Ceiling fans; Eat-in kitchen; Natural woodwork; Pantry; Tile counters; Track lighting
• Laundry & utility: Stacked washer/dryer; Laundry located in multiple locations

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-58 ($-698/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (18.0% below list).
• Recommended offer: $111k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Walthall County School District (rural): math 22% / reading 23% proficiency, ranked #86 of 130 in MS (top 66%) — 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: 25 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($933 loan paydown + $5k appreciation (4.0% local appreciation)).
• Walthall County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $110,735 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $169,900
• List price: $135,000
• Delta: -20.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.53×
• Total profit: $19,938
• Equity at exit: $68,533

10-year hold

• IRR: 10.7%
• Equity multiple: 2.79×
• Total profit: $67,500
• Equity at exit: $112,161

Cash invested: $37,800 (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 39641

• Home prices YoY: 2.9%
• Active inventory: 25
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-58

Break-even live

Break-even rent $1,181

Max offer price $126,587

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 55 DOM
2. 2026-06-17
   days on market $135,000 Active 54 DOM
3. 2026-06-16
   days on market $135,000 Active 53 DOM
4. 2026-06-15
   days on market $135,000 Active 52 DOM
5. 2026-06-13
   days on market $135,000 Active 50 DOM
6. 2026-06-12
   days on market $135,000 Active 49 DOM
7. 2026-06-09
   days on market $135,000 Active 46 DOM
8. 2026-06-08
   days on market $135,000 Active 45 DOM
9. 2026-06-07
   days on market $135,000 Active 44 DOM
10. 2026-06-07
    days on market $135,000 Active 43 DOM
11. 2026-06-04
    days on market $135,000 Active 40 DOM
12. 2026-06-02
    days on market $135,000 Active 39 DOM
13. 2026-06-01
    days on market $135,000 Active 38 DOM
14. 2026-05-31
    days on market $135,000 Active 37 DOM
15. 2026-04-24
    listed $135,000 Active 1879-char remark

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $13,288
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,927
• Taxable loss: −$3,027
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $29/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 · 13 photos

Good 75/100 Cosmetic rehab

This 8-year-old single-family home on 1 acre features a commercial-grade tin roof, modern appliances, and well-maintained exterior. It is in good condition with minor cosmetic updates needed.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Trim trees around house — Improves property aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Trim trees around house — Improves property aesthetics and value ↑

ⓘ 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: Walthall County School District
• NCES district ID: 2804440
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $31,939
• Composite: 18.26/100
• National rank: #8959
• State rank: #86 of 130 in MS

Livability — Jayess

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,821

Population outlook (Walthall County) Hauer SSP2

• Today (2025): 13,180 people
• By 2030: 12,361 · -6.2%
• By 2040: 10,728 · -18.6%
• By 2050: 9,233 · -29.9%
• By 2075: 6,445 · -51.1%
• By 2100: 4,955 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Walthall

• 2024 margin: Strong R (+26.9) · D 36.1% · R 63.0%
• 2008→2024 swing: -16.7pp toward R · 2008: -10.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.4 2016: R+15.2 2012: R+8.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.01%
• Current HPI: 142.2867
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-24 Listed $135,000 MLSU