348 S Extension St · Hazlehurst, MS 39083

$78,500

4 bd · 1.0 ba · 2,899 sqft · SingleFamily public records · 40 Days on market

Built 1950 0.68 ac lot $27/sqft · 66% below area

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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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Charming opportunity in the heart of Hazlehurst! This property at 348 S Extension Street offers a spacious lot and classic Southern character, making it a great option for investors or homeowners looking to add personal touches. Conveniently located near local amenities and major roads, it combines small-town appeal with practical access.

Key facts

• Covered front porch
• Nice size kitchen
• Large living area

Tags

• COVERED FRONT PORCH
• LARGE LIVING AREA
• NICE SIZE KITCHEN
• LAUNDRY ROOM
• SCREENED IN AREA
• DETACHED WORKSHOP

Property features AI

Finance

• Other: Lot size approximately 0.68 acres
• HOA & community: Community has hiking/walking trails, lake access, and a park

Exterior

• Parking: 2-space carport; Driveway; Paved parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level; Fixer condition; Facing/entry information not provided
• Construction: Wood siding; Conventional foundation; Asphalt shingle roof; Built year available from public records
• Exterior features: Front porch; Workshop; City lot

Interior

• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating via fireplace(s); Ceiling fans for cooling; Has heating and cooling
• Interior features: High ceilings; Fireplace in the living room; Wood window frames
• Laundry & utility: Laundry room with inside washer and gas dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#221 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Hazlehurst City School District (town): math 7% / reading 13% proficiency, ranked #115 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hazlehurst Middle School (math 8% / reading 12%, grade F, #152 of 179 statewide, top 88%, 332 students, 100% FRL); Hazlehurst High School (math 2% / reading 12%, grade F, #186 of 197 statewide, top 96%, 401 students, 100% FRL).
• Market conditions: 32 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($543 loan paydown + $4k appreciation (5.1% local appreciation)).
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $76,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.52% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 5.5

CMA / ARV

• ARV (median comp): $228,149
• List price: $78,500
• Delta: -65.59%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 S Ext St	0.30mi	3/2.0 (-1)	2,909 (+0%)	19mo	$215,000	$74	60
214 W Green St	0.74mi	3/2.5 (-1)	2,496 (-14%)	9mo	$228,000	$91	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.88×
• Total profit: $41,299
• Equity at exit: $45,039

10-year hold

• IRR: 28.6%
• Equity multiple: 5.78×
• Total profit: $105,132
• Equity at exit: $78,192

Cash invested: $21,980 (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 39083

• Home prices YoY: 3.4%
• Active inventory: 32
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$412
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $355

Break-even live

Break-even rent $741

Max offer price $78,500

Occupancy floor 65%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $78,500 Active 40 DOM
2. 2026-06-17
   days on market $78,500 Active 39 DOM
3. 2026-06-16
   days on market $78,500 Active 38 DOM
4. 2026-06-15
   days on market $78,500 Active 37 DOM
5. 2026-06-13
   days on market $78,500 Active 35 DOM
6. 2026-06-12
   days on market $78,500 Active 34 DOM
7. 2026-06-09
   days on market $78,500 Active 31 DOM
8. 2026-06-08
   days on market $78,500 Active 30 DOM
9. 2026-06-07
   days on market $78,500 Active 29 DOM
10. 2026-06-05
    days on market $78,500 Active 27 DOM
11. 2026-06-04
    days on market $78,500 Active 25 DOM
12. 2026-06-02
    days on market $78,500 Active 24 DOM
13. 2026-06-01
    days on market $78,500 Active 23 DOM
14. 2026-05-31
    days on market $78,500 Active 22 DOM
15. 2026-05-09
    listed $78,500 Active 360-char remark
16. 2025-10-15
    soldstatus Closed 340-char remark

    Show marketing remark (340 chars)

    Charming opportunity in the heart of Hazlehurst! This property at 348 S Extension Street offers a spacious lot and classic Southern character, making it a great option for investors or homeowners looking to add personal touches. Conveniently located near local amenities and major roads, it combines small-town appeal with practical access.

17. 2025-09-30
    status Pending 340-char remark

    Show marketing remark (340 chars)

    Charming opportunity in the heart of Hazlehurst! This property at 348 S Extension Street offers a spacious lot and classic Southern character, making it a great option for investors or homeowners looking to add personal touches. Conveniently located near local amenities and major roads, it combines small-town appeal with practical access.

18. 2025-09-22
    price $63,750 340-char remark

    Show marketing remark (340 chars)

    Charming opportunity in the heart of Hazlehurst! This property at 348 S Extension Street offers a spacious lot and classic Southern character, making it a great option for investors or homeowners looking to add personal touches. Conveniently located near local amenities and major roads, it combines small-town appeal with practical access.

19. 2025-09-03
    price $67,500 340-char remark

    Show marketing remark (340 chars)

    Charming opportunity in the heart of Hazlehurst! This property at 348 S Extension Street offers a spacious lot and classic Southern character, making it a great option for investors or homeowners looking to add personal touches. Conveniently located near local amenities and major roads, it combines small-town appeal with practical access.

20. 2025-08-20
    price $71,250 340-char remark

    Show marketing remark (340 chars)

    Charming opportunity in the heart of Hazlehurst! This property at 348 S Extension Street offers a spacious lot and classic Southern character, making it a great option for investors or homeowners looking to add personal touches. Conveniently located near local amenities and major roads, it combines small-town appeal with practical access.

21. 2025-06-26
    listed $75,000 Active 340-char remark

    Show marketing remark (340 chars)

    Charming opportunity in the heart of Hazlehurst! This property at 348 S Extension Street offers a spacious lot and classic Southern character, making it a great option for investors or homeowners looking to add personal touches. Conveniently located near local amenities and major roads, it combines small-town appeal with practical access.

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $1,695 · $141/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 3/10 Moderate
• 🌡 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: $14,295
• − Mortgage interest: −$4,397
• − Property taxes: −$1,695
• − Insurance: −$392
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,284
• Taxable income: $3,240
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,488/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: Hazlehurst City School District
• NCES district ID: 2801830
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $33,879
• Composite: 8.06/100
• National rank: #9917
• State rank: #115 of 130 in MS

Livability — Hazlehurst

• Score: 60/100
• State rank: #221
• US rank: #19074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazlehurst, MS
• Population (ZIP): 8,497

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 24% Hispanic / Latino 5% Two or more races 1%
• Common ancestry: Hungarian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.12%
• Current HPI: 157.7964
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+4.7% since first listed

7 events — show timeline

• 2026-05-09 Listed $78,500 MLSU
• 2025-10-15 Sold (MLS) — MLSU
• 2025-09-30 Pending — MLSU
• 2025-09-22 Price Changed $63,750 MLSU
• 2025-09-03 Price Changed $67,500 MLSU
• 2025-08-20 Price Changed $71,250 MLSU
• 2025-06-26 Listed $75,000 MLSU

Property tax history

+23.6%/yr

Latest (2025): $1,695 · +2143.6% YoY. Source: county tax records.