1129 W 6th St · Prentiss, MS 39474

$69,900

2 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 166 Days on market

Built 1988 0.29 ac lot $66/sqft · 17% above area Est $64k · 10% over

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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 +5.1/10.0
• ARV discount +3.1/15.0
• 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

2 bedroom, 1 bathroom ranch-style home being sold AS IS. Home features a brick exterior and covered front porch. Interior offers a functional layout with living space, kitchen area, and two bedrooms. The property will require repairs and updates throughout. No repairs or warranties will be provided by the seller.

Key facts

• Covered front porch
• Brick exterior
• Functional layout

Tags

• BRICK EXTERIOR
• COVERED FRONT PORCH
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $70k).
• Recommended offer: $62k (12.0% 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: 46 active listings in the ZIP.

Forward outlook

• In year one you build about $670 of equity ($483 loan paydown + $187 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 $20k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($62k) 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

• Climate carrying-cost: severe wind risk, 98% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.10% ✓
• Cap rate: 36.40%
• Cash-on-cash: 107.53%
• DSCR: 5.78
• GRM: 2.0

CMA / ARV

• ARV (median comp): $63,621
• List price: $69,900
• Delta: 9.87%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1337 John St	0.72mi	3/1.0 (+1)	1,013 (-5%)	2mo	$38,000	$38	51

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.65×
• Total profit: $110,605
• Equity at exit: $21,237

10-year hold

• IRR: —
• Equity multiple: 13.80×
• Total profit: $250,575
• Equity at exit: $26,292

Cash invested: $19,572 (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: 46
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,866 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $1,754

Break-even live

Break-even rent $645

Max offer price $69,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,793	-5% $1,774	+0% $1,754	+5% $1,734	+10% $1,714
Rent	-10% $1,527	-5% $1,641	+0% $1,754	+5% $1,867	+10% $1,980
Rate	-1.0pp $1,789	-0.5pp $1,772	base $1,754	+0.5pp $1,736	+1.0pp $1,717

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $69,900 Active 166 DOM
2. 2026-06-18
   days on market $69,900 Active 164 DOM
3. 2026-06-17
   days on market $69,900 Active 163 DOM
4. 2026-06-16
   days on market $69,900 Active 162 DOM
5. 2026-06-15
   days on market $69,900 Active 161 DOM
6. 2026-06-13
   days on market $69,900 Active 159 DOM
7. 2026-06-12
   days on market $69,900 Active 158 DOM
8. 2026-06-09
   days on market $69,900 Active 155 DOM
9. 2026-06-08
   days on market $69,900 Active 154 DOM
10. 2026-06-07
    days on market $69,900 Active 153 DOM
11. 2026-06-07
    days on market $69,900 Active 152 DOM
12. 2026-06-04
    days on market $69,900 Active 149 DOM
13. 2026-06-02
    days on market $69,900 Active 148 DOM
14. 2026-06-01
    days on market $69,900 Active 147 DOM
15. 2026-05-31
    days on market $69,900 Active 146 DOM
16. 2026-01-05
    listed $69,900 Active 314-char remark

    Show marketing remark (314 chars)

    2 bedroom, 1 bathroom ranch-style home being sold AS IS. Home features a brick exterior and covered front porch. Interior offers a functional layout with living space, kitchen area, and two bedrooms. The property will require repairs and updates throughout. No repairs or warranties will be provided by the seller.

17. 2026-01-05
    listed $69,900 Active 314-char remark

    Show marketing remark (314 chars)

    2 bedroom, 1 bathroom ranch-style home being sold AS IS. Home features a brick exterior and covered front porch. Interior offers a functional layout with living space, kitchen area, and two bedrooms. The property will require repairs and updates throughout. No repairs or warranties will be provided by the seller.

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $34,387
• − Mortgage interest: −$3,915
• − Property taxes: −$1,371
• − Insurance: −$350
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$2,033
• Taxable income: $21,216
• Est. tax owed @ 24.0%: −$5,092
• After-tax cash flow: $15,955/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

+0.0% since first listed

2 events — show timeline

• 2026-01-05 Listed $69,900 HAAR
• 2026-01-05 Listed $69,900 MLSU

Property tax history

+6.0%/yr

Latest (2025): $1,371 · +1.6% YoY. Source: county tax records.