508 Rose Ave · New Hebron, MS 39140

$38,900

3 bd · 1.0 ba · 1,193 sqft · Other public records · 14 Days on market

Built 1952 0.28 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 +7.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Here is your chance to own a quaint home in New Hebron on a BEAUTIFUL lot. The 3 Bedroom 1 Bath House is ready for you. With a beautiful metal roof that is 5 years old and appliances remaining in the kitchen, this house has so much to offer. Conveniently located downtown. Call today for your private showing.

Key facts

• Kitchen appliances
• Metal roof
• Downtown location

Tags

• METAL ROOF
• KITCHEN APPLIANCES
• DOWNTOWN LOCATION

Property features AI

Exterior

• Parking: Carport (1 space); 2 parking spaces total
• Utilities: Public water; Public sewer; Electricity connected; Water available
• Home design: Single-family house; Two levels
• Construction: Wood siding; Metal roof; Conventional foundation; Built (year per public records)
• Exterior features: Porch; Private yard; City lot

Interior

• Kitchen: Range hood; Refrigerator
• Flooring: Linoleum; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Range hood; Refrigerator; Private yard; Porch
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $39k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).

Location & tenants

• Location reads 59/100 on livability (#241 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• Lawrence County School District (rural): math 20% / reading 26% proficiency, ranked #85 of 130 in MS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($269 loan paydown + $2k appreciation (4.2% local appreciation)).
• Lawrence County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $39k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 90% 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 $38,900

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 2.77% ✓
• Cap rate: 24.19%
• Cash-on-cash: 63.91%
• DSCR: 3.84
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.8%
• Equity multiple: 5.05×
• Total profit: $44,110
• Equity at exit: $20,107

10-year hold

• IRR: 68.4%
• Equity multiple: 10.40×
• Total profit: $102,390
• Equity at exit: $33,198

Cash invested: $10,892 (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 39140

• Home prices YoY: 3.5%
• Active inventory: 17
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$204
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $580

Break-even live

Break-even rent $342

Max offer price $38,900

Occupancy floor 41%

Sensitivity live

Price	-10% $602	-5% $591	+0% $580	+5% $569	+10% $558
Rent	-10% $495	-5% $538	+0% $580	+5% $623	+10% $665
Rate	-1.0pp $600	-0.5pp $590	base $580	+0.5pp $570	+1.0pp $560

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: $9,725
• Closing costs: $1,167
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-08
   listed $38,900 Active 313-char remark
2. 2021-10-20
   soldstatus $17,500
3. 2004-12-22
   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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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 8/10 Severe 7 d/yr ≥109°F today · 21 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: $12,921
• − Mortgage interest: −$2,179
• − Property taxes: −$604
• − Insurance: −$194
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,132
• Taxable income: $6,745
• Est. tax owed @ 24.0%: −$1,619
• After-tax cash flow: $5,343/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: Lawrence County School District
• NCES district ID: 2802490
• Math proficiency: 20% ▼ -16.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $37,725
• Composite: 19.21/100
• National rank: #8812
• State rank: #85 of 130 in MS

Livability — New Hebron

• Score: 59/100
• State rank: #241
• US rank: #20044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Hebron, MS
• Population (ZIP): 2,497

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 12,069 people
• By 2030: 11,724 · -2.9%
• By 2040: 10,955 · -9.2%
• By 2050: 10,085 · -16.4%
• By 2075: 7,870 · -34.8%
• By 2100: 5,614 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 45%
• Common ancestry: Serbian 2% Slovak 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+36.6) · D 31.4% · R 68.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -25.4pp · 2024: -36.6pp
• All cycles: 2024: R+36.6 2020: R+30.6 2016: R+29.9 2012: R+26.7 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.17%
• Current HPI: 124.8266
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+122.3% since first listed

5 events — show timeline

• 2026-06-03 Sold (MLS) — MLSU
• 2026-05-22 Pending — MLSU
• 2026-05-08 Listed $38,900 MLSU
• 2021-10-20 Sold (Public Records) $17,500 Public Records
• 2004-12-22 Sold (Public Records) — Public Records