124 S Lafayette St · Centreville, MS 39631

$85,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 18 Days on market

Built 1920 9,583 sqft lot $65/sqft · 85% above 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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +6.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Charming 3 bedroom 1 bath home beautifully renovated inside with lots of natural light. There is a carport on the side of the yard and fenced in back yard for privacy. Don't miss the opportunity to make this beauty yours!!! Call now!

Key facts

• Natural light
• Carport
• Fenced-in backyard

Tags

• RENOVATED INSIDE
• NATURAL LIGHT
• CARPORT
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% 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: amenities F, commute F, employment 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.
• Zoned schools: Finch Elementary (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 199 students, 100% FRL); William Winans Middle School (math 5% / reading 8%, grade F, #171 of 179 statewide, top 97%, 225 students, 100% FRL); Wilkinson County High (math 2% / reading 12%, grade F, #186 of 197 statewide, top 96%, 262 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (median comp): $45,640
• List price: $85,000
• Delta: 86.24%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.36×
• Total profit: $32,271
• Equity at exit: $39,916

10-year hold

• IRR: 24.0%
• Equity multiple: 4.54×
• Total profit: $84,216
• Equity at exit: $62,868

Cash invested: $23,800 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $321

Break-even live

Break-even rent $644

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $370	-5% $345	+0% $321	+5% $297	+10% $273
Rent	-10% $238	-5% $280	+0% $321	+5% $363	+10% $404
Rate	-1.0pp $364	-0.5pp $343	base $321	+0.5pp $299	+1.0pp $277

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   statusdays on market $85,000 Pending 18 DOM
2. 2026-06-18
   days on market $85,000 Active 17 DOM
3. 2026-06-17
   days on market $85,000 Active 16 DOM
4. 2026-06-16
   days on market $85,000 Active 15 DOM
5. 2026-06-15
   days on market $85,000 Active 14 DOM
6. 2026-06-13
   days on market $85,000 Active 12 DOM
7. 2026-06-12
   days on market $85,000 Active 11 DOM
8. 2026-06-09
   days on market $85,000 Active 8 DOM
9. 2026-06-08
   days on market $85,000 Active 7 DOM
10. 2026-06-07
    days on market $85,000 Active 6 DOM
11. 2026-06-05
    days on market $85,000 Active 4 DOM
12. 2026-06-04
    days on market $85,000 Active 2 DOM
13. 2026-06-01
    remarks 235-char remark
14. 2026-06-01
    days on marketlisting id $85,000 Active 1 DOM
15. 2026-05-31
    days on market $85,000 Active 299 DOM
16. 2025-10-24
    price $85,000 234-char remark

    Show marketing remark (234 chars)

    Charming 3 bedroom 1 bath home beautifully renovated inside with lots of natural light. There is a carport on the side of the yard and fenced in back yard for privacy. Don't miss the opportunity to make this beauty yours!!! Call now!

17. 2025-05-16
    listed $90,000 Active 234-char remark

    Show marketing remark (234 chars)

    Charming 3 bedroom 1 bath home beautifully renovated inside with lots of natural light. There is a carport on the side of the yard and fenced in back yard for privacy. Don't miss the opportunity to make this beauty yours!!! Call now!

18. 2015-06-12
    soldstatus
19. 2015-03-27
    listed $57,000
20. 2009-08-31
    listed $59,900
21. 2007-08-01
    listed $59,000
22. 2007-08-01
    listed $59,000
23. 2007-08-01
    listed $59,000
24. 2000-10-06
    soldstatus

ⓘ 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: $330 · $28/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$341/yr (+$28/mo · 103.3%)

ⓘ 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 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: $12,609
• − Mortgage interest: −$4,761
• − Property taxes: −$330
• − Insurance: −$425
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,473
• Taxable income: $2,602
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,232/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: 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

• Census place: Centreville, MS
• 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

+44.1% since first listed

9 events — show timeline

• 2025-10-24 Price Changed $85,000 MLSU
• 2025-05-16 Listed $90,000 MLSU
• 2015-06-12 Sold (MLS) — MLSU
• 2015-03-27 Listed $57,000 MLSU
• 2009-08-31 Listed $59,900 AcadianaMLS
• 2007-08-01 Listed $59,000 AcadianaMLS
• 2007-08-01 Listed $59,000 AcadianaMLS
• 2007-08-01 Listed $59,000 GBRMLS
• 2000-10-06 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $330 · -0.1% YoY. Source: county tax records.