31 Webster Ave · Bassfield, MS 39427

$65,000

3 bd · 1.0 ba · 1,929 sqft · SingleFamily public records · 123 Days on market

Built 1960 7,840 sqft lot ↓ 35% since listing

---

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 +6.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Explore the potential of this charming 3-bedroom, 2.5-bath home, which offers 2522 square feet of inviting living space. Located on a generous 2.5 acres of land, this property is ideal for both family life and as a savvy investment. The spacious interiors and thoughtful layout provide a peaceful and comfortable setting for everyday living, while the substantial land offers additional possibilities for expansion or customization. Seize the opportunity to make this well-loved home your own or utilize it as a profitable investment. Call a Realtor today!

Key facts

• Generous 2.5 acres
• Substantial land
• 7,840 sq ft lot

Tags

• GENEROUS 2.5 ACRES
• SUBSTANTIAL LAND
• INVITING LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#186 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities 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.
• Zoned schools: Carver Elementary School (math 20% / reading 28%, grade F, #228 of 375 statewide, top 61%, 260 students, 100% FRL); Jdc Middle School (272 students, 100% FRL); Jdc High School (math 8% / reading 12%, grade F, #170 of 197 statewide, top 90%, 387 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.7% 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 (2.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $27k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.69%
• DSCR: 2.01
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.58×
• Total profit: $28,685
• Equity at exit: $28,011

10-year hold

• IRR: 29.2%
• Equity multiple: 5.01×
• Total profit: $72,954
• Equity at exit: $42,245

Cash invested: $18,200 (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 39427

• Home prices YoY: 2.6%
• Active inventory: 2
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $344

Break-even live

Break-even rent $694

Max offer price $65,000

Occupancy floor 65%

Sensitivity live

Price	-10% $381	-5% $363	+0% $344	+5% $326	+10% $307
Rent	-10% $255	-5% $300	+0% $344	+5% $389	+10% $433
Rate	-1.0pp $377	-0.5pp $361	base $344	+0.5pp $327	+1.0pp $310

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2025-05-19
   status Pending
2. 2025-04-24
   price $65,000
3. 2025-03-18
   price $73,000
4. 2025-03-05
   price $78,000
5. 2025-01-24
   price $82,800
6. 2025-01-16
   listed $92,000 Active
7. 2024-12-31
   historical
8. 2024-11-14
   price $92,000
9. 2024-04-15
   listed $100,000 Active
10. 2023-10-28
    listed $100,000 Active

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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: $13,561
• − Mortgage interest: −$3,641
• − Property taxes: −$2,168
• − Insurance: −$325
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$1,891
• Taxable income: $3,366
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,322/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 — Bassfield

• Score: 61/100
• State rank: #186
• US rank: #17353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 853

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: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Two or more races 7%
• Common ancestry: Lithuanian 2% Serbian 2% Italian 1%

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: ▲ 2.67%
• Current HPI: 106.4507
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-35.0% since first listed

10 events — show timeline

• 2025-05-19 Pending — MLSU
• 2025-04-24 Price Changed $65,000 MLSU
• 2025-03-18 Price Changed $73,000 MLSU
• 2025-03-05 Price Changed $78,000 MLSU
• 2025-01-24 Price Changed $82,800 MLSU
• 2025-01-16 Listed $92,000 MLSU
• 2024-12-31 Listing Removed — MLSU
• 2024-11-14 Price Changed $92,000 MLSU
• 2024-04-15 Listed $100,000 MLSU
• 2023-10-28 Listed $100,000 HAAR

Property tax history

+31.5%/yr

Latest (2025): $2,168 · +2.1% YoY. Source: county tax records.