1217 Magnolia Ave · Heidelberg, MS 39439

$109,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 34 Days on market

Built 1979 ↓ 19% since listing

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Charming and updated, this 3-bedroom, 1-bath home in Heidelberg offers comfortable living with a fresh feel throughout. With approximately 1080 square feet, this brick home features a practical floor plan, inviting living spaces, and several recent improvements that make it move-in ready. The spacious yard provides plenty of room for outdoor enjoyment, while the metal roof adds long-lasting durability and low-maintenance appeal. Conveniently located near local schools and everyday amenities, this property would make a great starter home, investment property, or place to downsize and enjoy quiet small-town living.

Key facts

• Parking
• Built 1979
• Listed 33 days

Property features AI

Exterior

• Parking: One covered carport space
• Home design: Single-family residence; One story; Residential property
• Construction: Brick veneer construction; Metal roof; Slab foundation; Built on one level
• Exterior features: Storage; Level lot

Interior

• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $58 ($695/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (11.7% below list).
• Recommended offer: $96k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#161 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities F, commute F.
• East Jasper Consolidated School District (rural): math 25% / reading 25% proficiency, ranked #83 of 130 in MS (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 3 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($754 loan paydown + $3k appreciation (2.3% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 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 34 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 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, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,255 (11.7% below list)

Questions for the listing agent

1. It's been on market 34 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 1979 — 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.42×
• Total profit: $12,898
• Equity at exit: $44,859

10-year hold

• IRR: 10.7%
• Equity multiple: 2.50×
• Total profit: $45,736
• Equity at exit: $66,063

Cash invested: $30,520 (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 39439

• Home prices YoY: 1.9%
• Active inventory: 17
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $58

Break-even live

Break-even rent $889

Max offer price $109,000

Occupancy floor 89%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $109,000 Active 34 DOM
2. 2026-06-17
   days on market $109,000 Active 33 DOM
3. 2026-06-16
   days on market $109,000 Active 32 DOM
4. 2026-06-15
   days on market $109,000 Active 31 DOM
5. 2026-06-13
   days on market $109,000 Active 29 DOM
6. 2026-06-12
   days on market $109,000 Active 28 DOM
7. 2026-06-09
   days on market $109,000 Active 25 DOM
8. 2026-06-08
   days on market $109,000 Active 24 DOM
9. 2026-06-07
   days on market $109,000 Active 23 DOM
10. 2026-06-05
    days on market $109,000 Active 21 DOM
11. 2026-06-04
    days on market $109,000 Active 19 DOM
12. 2026-06-02
    days on market $109,000 Active 18 DOM
13. 2026-06-01
    days on market $109,000 Active 17 DOM
14. 2026-05-31
    days on market $109,000 Active 16 DOM
15. 2026-05-15
    listed $109,000 Active 620-char remark

    Show marketing remark (620 chars)

    Charming and updated, this 3-bedroom, 1-bath home in Heidelberg offers comfortable living with a fresh feel throughout. With approximately 1080 square feet, this brick home features a practical floor plan, inviting living spaces, and several recent improvements that make it move-in ready. The spacious yard provides plenty of room for outdoor enjoyment, while the metal roof adds long-lasting durability and low-maintenance appeal. Conveniently located near local schools and everyday amenities, this property would make a great starter home, investment property, or place to downsize and enjoy quiet small-town living.

16. 2026-05-15
    listed $109,000 Active

    Show marketing remark (620 chars)

    Charming and updated, this 3-bedroom, 1-bath home in Heidelberg offers comfortable living with a fresh feel throughout. With approximately 1080 square feet, this brick home features a practical floor plan, inviting living spaces, and several recent improvements that make it move-in ready. The spacious yard provides plenty of room for outdoor enjoyment, while the metal roof adds long-lasting durability and low-maintenance appeal. Conveniently located near local schools and everyday amenities, this property would make a great starter home, investment property, or place to downsize and enjoy quiet small-town living.

17. 2026-03-25
    price $115,000
18. 2026-01-08
    listed $135,000 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: $1,026 · $86/mo
• Projected year-2 tax: $1,026 · $86/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $11,551
• − Mortgage interest: −$6,106
• − Property taxes: −$1,026
• − Insurance: −$545
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$3,171
• Taxable loss: −$1,145
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $969/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: East Jasper Consolidated School District
• NCES district ID: 2801380
• Math proficiency: 25% ▼ -22.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $31,074
• Composite: 20.25/100
• National rank: #8620
• State rank: #83 of 130 in MS

Livability — Heidelberg

• Score: 63/100
• State rank: #161
• US rank: #15698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Heidelberg, MS
• Population (ZIP): 4,497

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 15,383 people
• By 2030: 14,629 · -4.9%
• By 2040: 13,119 · -14.7%
• By 2050: 11,742 · -23.7%
• By 2075: 9,102 · -40.8%
• By 2100: 7,062 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 25% Native American 4% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · Vietnam, China
• Languages at home: 96% English-only · Vietnamese 1% Chinese 1%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+5.0) · D 47.2% · R 52.2%
• 2008→2024 swing: -14.7pp toward R · 2008: 9.7pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: D+0.5 2016: D+4.0 2012: D+9.7 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.31%
• Current HPI: 121.6906
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.3% since first listed

4 events — show timeline

• 2026-05-15 Listed $109,000 HAAR
• 2026-05-15 Listed $109,000 LBOR
• 2026-03-25 Price Changed $115,000 LBOR
• 2026-01-08 Listed $135,000 LBOR

Property tax history

+0.9%/yr

Latest (2025): $1,026 · +1.5% YoY. Source: county tax records.