98 Joy Ln · Benton, MS 39039

$130,000

3 bd · 1.0 ba · 1,946 sqft · Other public records · 72 Days on market

Built 1955 2.00 ac lot $67/sqft · 40% below area Est $216k · 40% under

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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 +16.5/30.0
• ARV discount +15.0/15.0
• Appreciation +8.8/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Unlock the potential at 98 Joy Lane in Benton, MS--a promising investment property ready for your vision. Whether you're looking to fix and flip, add to your rental portfolio, or create long-term equity, this property offers a solid opportunity in a quiet, rural setting. Situated on a spacious lot, this home provides plenty of room for improvement and value-add upgrades. With the right updates and finishes, this property could generate strong returns and steady rental income. Conveniently located with easy access to nearby towns while still offering the privacy and charm of country living, this is an ideal project for seasoned investors or those looking to break into the market. Highlights: Great investment potential Value-add opportunity Spacious lot Quiet, rural location Ideal for flip or rental Bring your vision and turn this property into your next profitable investment!

Key facts

• Quiet rural location
• Spacious lot
• 2 acre lot

Tags

• SPACIOUS LOT
• QUIET RURAL LOCATION
• VALUE ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $75 ($904/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 $123k (5.0% below list).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Yazoo County School District (rural): math 15% / reading 20% proficiency, ranked #96 of 130 in MS (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 12 units permitted in Yazoo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($899 loan paydown + $10k appreciation (7.5% local appreciation)).
• Yazoo County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 72 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $216,351
• List price: $130,000
• Delta: -39.91%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

7.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.50×
• Total profit: $54,464
• Equity at exit: $94,606

10-year hold

• IRR: 19.4%
• Equity multiple: 5.24×
• Total profit: $154,470
• Equity at exit: $183,960

Cash invested: $36,400 (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 39039

• Home prices YoY: 4.5%
• Active inventory: 27
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $75

Break-even live

Break-even rent $1,139

Max offer price $130,000

Occupancy floor 89%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   days on market $130,000 Active 72 DOM
2. 2026-06-12
   days on market $130,000 Active 71 DOM
3. 2026-06-09
   days on market $130,000 Active 68 DOM
4. 2026-06-08
   days on market $130,000 Active 67 DOM
5. 2026-06-07
   days on market $130,000 Active 66 DOM
6. 2026-06-07
   days on market $130,000 Active 65 DOM
7. 2026-06-04
   days on market $130,000 Active 62 DOM
8. 2026-06-02
   days on market $130,000 Active 61 DOM
9. 2026-06-01
   days on market $130,000 Active 60 DOM
10. 2026-05-31
    days on market $130,000 Active 59 DOM
11. 2026-04-02
    listed $130,000 Active 930-char remark

    Show marketing remark (930 chars)

    Unlock the potential at 98 Joy Lane in Benton, MS--a promising investment property ready for your vision. Whether you're looking to fix and flip, add to your rental portfolio, or create long-term equity, this property offers a solid opportunity in a quiet, rural setting. Situated on a spacious lot, this home provides plenty of room for improvement and value-add upgrades. With the right updates and finishes, this property could generate strong returns and steady rental income. Conveniently located with easy access to nearby towns while still offering the privacy and charm of country living, this is an ideal project for seasoned investors or those looking to break into the market. Highlights: Great investment potential Value-add opportunity Spacious lot Quiet, rural location Ideal for flip or rental Bring your vision and turn this property into your next profitable investment!

12. 2008-05-06
    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: $1,967 · $164/mo
• Projected year-2 tax: $1,967 · $164/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,813
• − Mortgage interest: −$7,282
• − Property taxes: −$1,967
• − Insurance: −$650
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,782
• Taxable loss: −$1,238
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,201/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: Yazoo County School District
• NCES district ID: 2804800
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $36,710
• Composite: 14.55/100
• National rank: #9417
• State rank: #96 of 130 in MS

Livability — Benton

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

Census & demographics

• Census place: Benton, MS
• Population (ZIP): 2,218

Population outlook (Yazoo County) Hauer SSP2

• Today (2025): 26,281 people
• By 2030: 25,642 · -2.4%
• By 2040: 24,214 · -7.9%
• By 2050: 22,492 · -14.4%
• By 2075: 18,417 · -29.9%
• By 2100: 14,019 · -46.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 30% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%

Political lean MEDSL · Yazoo

• 2024 margin: Toss-up / Even · D 48.4% · R 50.8%
• 2008→2024 swing: -9.6pp toward R · 2008: 7.2pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+6.4 2016: D+6.6 2012: D+15.3 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.53%
• Current HPI: 175.545
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-02 Listed $130,000 MLSU
• 2008-05-06 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,967 · +4.0% YoY. Source: county tax records.