1426 2nd St · Prentiss, MS 39474

$94,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 105 Days on market

Built 1960 7,405 sqft lot $77/sqft · 8% below area Est $103k · 8% under

---

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
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Here ye, here ye, Prentiss city dwellers... this affordable low maintenance three bedroom and one bath vinyl sided home deserves to be the center of attention. Offering 1,224 square feet of living space, it provides just the right amount of room--comfortable without more than you need. The yard offers plenty of space for outdoor play, gardening, or relaxing, and you'll appreciate the convenient storage building in the rear for tools, hobbies, or extra belongings. Whether you're looking for a starter home, downsizing, or an investment opportunity, this property is worth a look.

Key facts

• 7,405 sq ft lot
• Built 1960
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $94k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#204 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety D, schools F.
• Jefferson Davis County School District (rural): math 14% / reading 20% proficiency, ranked #104 of 130 in MS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $902 of equity ($650 loan paydown + $252 appreciation (0.3% local appreciation)).
• Jefferson Davis County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $156k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,540 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
7. 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.
8. 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: 3.05% ✓
• Cap rate: 27.19%
• Cash-on-cash: 74.61%
• DSCR: 4.32
• GRM: 2.7

CMA / ARV

• ARV (median comp): $102,579
• List price: $94,000
• Delta: -8.36%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.0%
• Equity multiple: 4.90×
• Total profit: $102,701
• Equity at exit: $28,560

10-year hold

• IRR: 78.4%
• Equity multiple: 10.02×
• Total profit: $237,457
• Equity at exit: $35,356

Cash invested: $26,320 (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 39474

• Home prices YoY: 0.2%
• Active inventory: 45
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,866 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $1,637

Break-even live

Break-even rent $794

Max offer price $94,000

Occupancy floor 38%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $94,000 Active 105 DOM
2. 2026-06-17
   days on market $94,000 Active 104 DOM
3. 2026-06-16
   days on market $94,000 Active 103 DOM
4. 2026-06-15
   days on market $94,000 Active 102 DOM
5. 2026-06-13
   days on market $94,000 Active 100 DOM
6. 2026-06-12
   days on market $94,000 Active 99 DOM
7. 2026-06-09
   days on market $94,000 Active 96 DOM
8. 2026-06-08
   days on market $94,000 Active 95 DOM
9. 2026-06-07
   days on market $94,000 Active 94 DOM
10. 2026-06-07
    days on market $94,000 Active 93 DOM
11. 2026-06-04
    days on market $94,000 Active 90 DOM
12. 2026-06-02
    days on market $94,000 Active 89 DOM
13. 2026-06-01
    days on market $94,000 Active 88 DOM
14. 2026-05-31
    days on market $94,000 Active 87 DOM
15. 2026-03-09
    price $94,000 583-char remark

    Show marketing remark (583 chars)

    Here ye, here ye, Prentiss city dwellers... this affordable low maintenance three bedroom and one bath vinyl sided home deserves to be the center of attention. Offering 1,224 square feet of living space, it provides just the right amount of room--comfortable without more than you need. The yard offers plenty of space for outdoor play, gardening, or relaxing, and you'll appreciate the convenient storage building in the rear for tools, hobbies, or extra belongings. Whether you're looking for a starter home, downsizing, or an investment opportunity, this property is worth a look.

16. 2026-03-04
    listed $250,000 Active 583-char remark

    Show marketing remark (583 chars)

    Here ye, here ye, Prentiss city dwellers... this affordable low maintenance three bedroom and one bath vinyl sided home deserves to be the center of attention. Offering 1,224 square feet of living space, it provides just the right amount of room--comfortable without more than you need. The yard offers plenty of space for outdoor play, gardening, or relaxing, and you'll appreciate the convenient storage building in the rear for tools, hobbies, or extra belongings. Whether you're looking for a starter home, downsizing, or an investment opportunity, this property is worth a look.

17. 2020-01-29
    soldstatus 105-char remark

    Show marketing remark (105 chars)

    A Detached storage/work shop building in the rear yard. Call your favorite Realtor for a private viewing.

18. 2020-01-16
    listed $30,000 105-char remark

    Show marketing remark (105 chars)

    A Detached storage/work shop building in the rear yard. Call your favorite Realtor for a private viewing.

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,143 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,389
• − Mortgage interest: −$5,265
• − Property taxes: −$1,143
• − Insurance: −$470
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$2,735
• Taxable income: $19,273
• Est. tax owed @ 24.0%: −$4,626
• After-tax cash flow: $15,013/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: Jefferson Davis County School District
• NCES district ID: 2802250
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $27,474
• Composite: 13.25/100
• National rank: #9549
• State rank: #104 of 130 in MS

Livability — Prentiss

• Score: 61/100
• State rank: #204
• US rank: #18336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prentiss, MS
• Population (ZIP): 6,128

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 10,128 people
• By 2030: 9,342 · -7.8%
• By 2040: 7,842 · -22.6%
• By 2050: 6,583 · -35.0%
• By 2075: 4,540 · -55.2%
• By 2100: 3,563 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 36% Two or more races 2%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Jefferson Davis

• 2024 margin: D (+13.8) · D 56.5% · R 42.8%
• 2008→2024 swing: -7.7pp toward R · 2008: 21.5pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+17.1 2016: D+20.1 2012: D+25.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 120.5458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+213.3% since first listed

4 events — show timeline

• 2026-03-09 Price Changed $94,000 MLSU
• 2026-03-04 Listed $250,000 MLSU
• 2020-01-29 Sold (MLS) — MLSU
• 2020-01-16 Listed $30,000 MLSU

Property tax history

+3.1%/yr

Latest (2025): $1,143 · +1.6% YoY. Source: county tax records.