11310 Hwy 24 · Centreville, MS 39631

$81,000

3 bd · 1.0 ba · 1,132 sqft · SingleFamily · 93 Days on market

Built 1983 Fair condition 0.59 ac lot

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Why this score? — see what drove the C+ 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.6/10.0

Listing remarks

Welcome to 11310 Highway 24 in Centreville, Mississippi--a well-maintained, move-in ready home that checks all the boxes for affordability, convenience, and potential. This 3 bedroom, 1 bath brick home sits on a solid slab foundation and offers the kind of low-maintenance living that's perfect for a first-time buyer, downsizer, or investor looking for a reliable rental property. Inside, you'll find a clean and functional layout with comfortable living spaces and plenty of natural light. The home has been well cared for over the years, giving you confidence that you're stepping into a property that's been properly maintained. With just a few personal touches or updates, this place could easi

Key facts

• Manageable yard
• Brick construction
• 0.59 acre lot

Tags

• BRICK CONSTRUCTION
• SOLID SLAB FOUNDATION
• MANAGEABLE YARD
• EASY ACCESS TO HIGHWAY 24

Property features AI

Exterior

• Parking: No garage; 1 carport space
• Utilities: Public sewer; Community water; Electricity connected
• Home design: Single-family house; One story; Brick construction; Built on a slab foundation
• Construction: Brick exterior
• Exterior features: Lot in a General Residence District

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Wood-burning fireplace; Has fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $81k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $81k).
• Recommended offer: $74k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#277 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Wilkinson County School District (rural): math 4% / reading 11% proficiency, ranked #124 of 130 in MS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($560 loan paydown + $3k appreciation (3.4% local appreciation)).
• Wilkinson County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,710 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.08×
• Total profit: $24,596
• Equity at exit: $38,038

10-year hold

• IRR: 19.7%
• Equity multiple: 3.96×
• Total profit: $67,090
• Equity at exit: $59,909

Cash invested: $22,680 (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 39631

• Home prices YoY: 4.1%
• Active inventory: 15
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$425
• Tax est. 1.5%: −$101 /mo · $1,215/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $209

Break-even live

Break-even rent $709

Max offer price $81,000

Occupancy floor 74%

Sensitivity live

Price	-10% $265	-5% $237	+0% $209	+5% $181	+10% $153
Rent	-10% $132	-5% $170	+0% $209	+5% $247	+10% $286
Rate	-1.0pp $250	-0.5pp $229	base $209	+0.5pp $188	+1.0pp $167

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $81,000 Active 93 DOM
2. 2026-06-18
   days on market $81,000 Active 91 DOM
3. 2026-06-17
   days on market $81,000 Active 90 DOM
4. 2026-06-16
   days on market $81,000 Active 89 DOM
5. 2026-06-15
   days on market $81,000 Active 88 DOM
6. 2026-06-13
   days on market $81,000 Active 86 DOM
7. 2026-06-12
   days on market $81,000 Active 85 DOM
8. 2026-06-09
   days on market $81,000 Active 82 DOM
9. 2026-06-08
   days on market $81,000 Active 81 DOM
10. 2026-06-07
    days on market $81,000 Active 80 DOM
11. 2026-06-05
    days on market $81,000 Active 78 DOM
12. 2026-06-04
    days on market $81,000 Active 76 DOM
13. 2026-06-02
    days on market $81,000 Active 75 DOM
14. 2026-06-01
    days on market $81,000 Active 74 DOM
15. 2026-05-31
    days on market $81,000 Active 73 DOM
16. 2026-03-19
    listed $81,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,676
• − Mortgage interest: −$4,537
• − Property taxes: −$1,215
• − Insurance: −$405
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,356
• Taxable income: $1,294
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,196/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath brick home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include painting, updating the HVAC system, and landscaping.

Repairs flagged

• Major paint — peeling paint in some areas
• Moderate HVAC — basic setup
• Major landscaping — bare yard, no landscaping

Value-add opportunities

• Both painting and updating the interior — improves both resale and rental value
• Both upgrading HVAC system — enhances comfort and energy efficiency
• Both landscaping and curb appeal improvements — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · peeling paint in some areas	Major	$15,000–50,000
HVAC · basic setup	Moderate	$3,000–15,000
landscaping · bare yard, no landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both painting and updating the interior — improves both resale and rental value ↑
• Both upgrading HVAC system — enhances comfort and energy efficiency ↑
• Both landscaping and curb appeal improvements — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wilkinson County School District
• NCES district ID: 2804710
• Math proficiency: 4% ▼ -12.00%
• Reading proficiency: 11% ▼ -5.00%
• Median HH income: $29,558
• Composite: 5.57/100
• National rank: #10025
• State rank: #124 of 130 in MS

Livability — Centreville

• Score: 58/100
• State rank: #277
• US rank: #21497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,346

Population outlook (Wilkinson County) Hauer SSP2

• Today (2025): 7,916 people
• By 2030: 7,289 · -7.9%
• By 2040: 6,036 · -23.7%
• By 2050: 4,978 · -37.1%
• By 2075: 3,361 · -57.5%
• By 2100: 2,387 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 1% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wilkinson

• 2024 margin: Strong D (+25.3) · D 62.0% · R 36.7% · Other 1.3%
• 2008→2024 swing: -13.1pp toward R · 2008: 38.4pp · 2024: 25.3pp
• All cycles: 2024: D+25.3 2020: D+34.5 2016: D+36.4 2012: D+39.3 2008: D+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.35%
• Current HPI: 84.8886
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-19 Listed $81,000 MLSU