110 Claiborne St · Port Gibson, MS 39150

$8,960

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 241 Days on market

Built 1968 7,405 sqft lot $11/sqft · 40% below area Est $18k · 49% under ↓ 27% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

READ BEFORE BIDDING!!!! Great fixer-upper available now!! Don't wait - this one will go quick! Great investment property or, with a little work, a perfect first home. Place your bid today!! AS IS, WHERE IS condition without warranties. USDA Property. Anyone entering the property must sign a Hold Harmless Agreement (HHA) in favor of the USDA. USDA will only execute Quitclaim Deeds. Buyer is responsible for all closing costs at the buyer's sole expense, including tax stamps and transfer taxes. Offers/bids must be submitted through the Auction platform, Homes4Less . Buyers should be prepared to include: Cash Purchases: Please provide proof of funds in the Buyer's name sufficient to cover the purchase price, buyer's premium, and applicable closing costs. Financed Purchases: If obtaining a loan, please submit a current pre-approval letter from the Buyer's lender. The letter must not include any contingency language. Earnest Money Deposit: Provide a copy of the earnest money deposit check, made payable to the title company or closing attorney of the Buyer's choice, in the amount of 1% of the total purchase price or $1,000, whichever is greater. Entity Purchases: If the buyer is purchasing under an entity, please include the appropriate entity formation documents.

Key facts

• 7,405 sq ft lot
• Parking
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $9k).
• Recommended offer: $8k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#121 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Claiborne County School District (rural): math 7% / reading 13% proficiency, ranked #119 of 130 in MS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $183 of equity ($62 loan paydown + $121 appreciation (1.4% local appreciation)).
• Claiborne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.
• Climate carrying-cost: severe wind risk, 80% 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 $7,884 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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 1968 — 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: 9.44% ✓
• Cap rate: 84.49%
• Cash-on-cash: 279.29%
• DSCR: 13.43
• GRM: 0.9

CMA / ARV

• ARV (median comp): $17,694
• List price: $8,960
• Delta: -49.36%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

1.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.96×
• Total profit: $37,538
• Equity at exit: $3,224

10-year hold

• IRR: —
• Equity multiple: 33.91×
• Total profit: $82,557
• Equity at exit: $4,415

Cash invested: $2,509 (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 39150

• Home prices YoY: 1.9%
• Active inventory: 22
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$47
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $584

Break-even live

Break-even rent $106

Max offer price $8,960

Occupancy floor 26%

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: $2,240
• Closing costs: $269
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $8,960 Active 241 DOM
2. 2026-06-18
   days on market $8,960 Active 240 DOM
3. 2026-06-17
   days on market $8,960 Active 239 DOM
4. 2026-06-16
   days on market $8,960 Active 238 DOM
5. 2026-06-15
   days on market $8,960 Active 237 DOM
6. 2026-06-14
   days on market $8,960 Active 235 DOM
7. 2026-06-12
   days on market $8,960 Active 234 DOM
8. 2026-06-09
   days on market $8,960 Active 231 DOM
9. 2026-06-08
   days on market $8,960 Active 230 DOM
10. 2026-06-07
    days on market $8,960 Active 229 DOM
11. 2026-06-05
    days on market $8,960 Active 226 DOM
12. 2026-06-03
    days on market $8,960 Active 225 DOM
13. 2026-06-02
    days on market $8,960 Active 224 DOM
14. 2026-06-01
    days on market $8,960 Active 223 DOM
15. 2026-05-31
    days on market $8,960 Active 222 DOM
16. 2026-05-30
    days on market $8,960 Active 221 DOM
17. 2026-05-05
    price $8,960 1277-char remark

    Show marketing remark (1277 chars)

    READ BEFORE BIDDING!!!! Great fixer-upper available now!! Don't wait - this one will go quick! Great investment property or, with a little work, a perfect first home. Place your bid today!! AS IS, WHERE IS condition without warranties. USDA Property. Anyone entering the property must sign a Hold Harmless Agreement (HHA) in favor of the USDA. USDA will only execute Quitclaim Deeds. Buyer is responsible for all closing costs at the buyer's sole expense, including tax stamps and transfer taxes. Offers/bids must be submitted through the Auction platform, Homes4Less . Buyers should be prepared to include: Cash Purchases: Please provide proof of funds in the Buyer's name sufficient to cover the purchase price, buyer's premium, and applicable closing costs. Financed Purchases: If obtaining a loan, please submit a current pre-approval letter from the Buyer's lender. The letter must not include any contingency language. Earnest Money Deposit: Provide a copy of the earnest money deposit check, made payable to the title company or closing attorney of the Buyer's choice, in the amount of 1% of the total purchase price or $1,000, whichever is greater. Entity Purchases: If the buyer is purchasing under an entity, please include the appropriate entity formation documents.

18. 2026-03-25
    status Active 1277-char remark

    Show marketing remark (1277 chars)

    READ BEFORE BIDDING!!!! Great fixer-upper available now!! Don't wait - this one will go quick! Great investment property or, with a little work, a perfect first home. Place your bid today!! AS IS, WHERE IS condition without warranties. USDA Property. Anyone entering the property must sign a Hold Harmless Agreement (HHA) in favor of the USDA. USDA will only execute Quitclaim Deeds. Buyer is responsible for all closing costs at the buyer's sole expense, including tax stamps and transfer taxes. Offers/bids must be submitted through the Auction platform, Homes4Less . Buyers should be prepared to include: Cash Purchases: Please provide proof of funds in the Buyer's name sufficient to cover the purchase price, buyer's premium, and applicable closing costs. Financed Purchases: If obtaining a loan, please submit a current pre-approval letter from the Buyer's lender. The letter must not include any contingency language. Earnest Money Deposit: Provide a copy of the earnest money deposit check, made payable to the title company or closing attorney of the Buyer's choice, in the amount of 1% of the total purchase price or $1,000, whichever is greater. Entity Purchases: If the buyer is purchasing under an entity, please include the appropriate entity formation documents.

19. 2026-03-25
    price $9,430 1277-char remark

    Show marketing remark (1277 chars)

    READ BEFORE BIDDING!!!! Great fixer-upper available now!! Don't wait - this one will go quick! Great investment property or, with a little work, a perfect first home. Place your bid today!! AS IS, WHERE IS condition without warranties. USDA Property. Anyone entering the property must sign a Hold Harmless Agreement (HHA) in favor of the USDA. USDA will only execute Quitclaim Deeds. Buyer is responsible for all closing costs at the buyer's sole expense, including tax stamps and transfer taxes. Offers/bids must be submitted through the Auction platform, Homes4Less . Buyers should be prepared to include: Cash Purchases: Please provide proof of funds in the Buyer's name sufficient to cover the purchase price, buyer's premium, and applicable closing costs. Financed Purchases: If obtaining a loan, please submit a current pre-approval letter from the Buyer's lender. The letter must not include any contingency language. Earnest Money Deposit: Provide a copy of the earnest money deposit check, made payable to the title company or closing attorney of the Buyer's choice, in the amount of 1% of the total purchase price or $1,000, whichever is greater. Entity Purchases: If the buyer is purchasing under an entity, please include the appropriate entity formation documents.

20. 2026-02-28
    historical 1277-char remark

    Show marketing remark (1277 chars)

    READ BEFORE BIDDING!!!! Great fixer-upper available now!! Don't wait - this one will go quick! Great investment property or, with a little work, a perfect first home. Place your bid today!! AS IS, WHERE IS condition without warranties. USDA Property. Anyone entering the property must sign a Hold Harmless Agreement (HHA) in favor of the USDA. USDA will only execute Quitclaim Deeds. Buyer is responsible for all closing costs at the buyer's sole expense, including tax stamps and transfer taxes. Offers/bids must be submitted through the Auction platform, Homes4Less . Buyers should be prepared to include: Cash Purchases: Please provide proof of funds in the Buyer's name sufficient to cover the purchase price, buyer's premium, and applicable closing costs. Financed Purchases: If obtaining a loan, please submit a current pre-approval letter from the Buyer's lender. The letter must not include any contingency language. Earnest Money Deposit: Provide a copy of the earnest money deposit check, made payable to the title company or closing attorney of the Buyer's choice, in the amount of 1% of the total purchase price or $1,000, whichever is greater. Entity Purchases: If the buyer is purchasing under an entity, please include the appropriate entity formation documents.

21. 2026-02-17
    price $9,930 1277-char remark

    Show marketing remark (1277 chars)

    READ BEFORE BIDDING!!!! Great fixer-upper available now!! Don't wait - this one will go quick! Great investment property or, with a little work, a perfect first home. Place your bid today!! AS IS, WHERE IS condition without warranties. USDA Property. Anyone entering the property must sign a Hold Harmless Agreement (HHA) in favor of the USDA. USDA will only execute Quitclaim Deeds. Buyer is responsible for all closing costs at the buyer's sole expense, including tax stamps and transfer taxes. Offers/bids must be submitted through the Auction platform, Homes4Less . Buyers should be prepared to include: Cash Purchases: Please provide proof of funds in the Buyer's name sufficient to cover the purchase price, buyer's premium, and applicable closing costs. Financed Purchases: If obtaining a loan, please submit a current pre-approval letter from the Buyer's lender. The letter must not include any contingency language. Earnest Money Deposit: Provide a copy of the earnest money deposit check, made payable to the title company or closing attorney of the Buyer's choice, in the amount of 1% of the total purchase price or $1,000, whichever is greater. Entity Purchases: If the buyer is purchasing under an entity, please include the appropriate entity formation documents.

22. 2025-10-24
    price $11,600 1277-char remark

    Show marketing remark (1277 chars)

    READ BEFORE BIDDING!!!! Great fixer-upper available now!! Don't wait - this one will go quick! Great investment property or, with a little work, a perfect first home. Place your bid today!! AS IS, WHERE IS condition without warranties. USDA Property. Anyone entering the property must sign a Hold Harmless Agreement (HHA) in favor of the USDA. USDA will only execute Quitclaim Deeds. Buyer is responsible for all closing costs at the buyer's sole expense, including tax stamps and transfer taxes. Offers/bids must be submitted through the Auction platform, Homes4Less . Buyers should be prepared to include: Cash Purchases: Please provide proof of funds in the Buyer's name sufficient to cover the purchase price, buyer's premium, and applicable closing costs. Financed Purchases: If obtaining a loan, please submit a current pre-approval letter from the Buyer's lender. The letter must not include any contingency language. Earnest Money Deposit: Provide a copy of the earnest money deposit check, made payable to the title company or closing attorney of the Buyer's choice, in the amount of 1% of the total purchase price or $1,000, whichever is greater. Entity Purchases: If the buyer is purchasing under an entity, please include the appropriate entity formation documents.

23. 2025-09-26
    listed $12,210 Active 1277-char remark

    Show marketing remark (1277 chars)

    READ BEFORE BIDDING!!!! Great fixer-upper available now!! Don't wait - this one will go quick! Great investment property or, with a little work, a perfect first home. Place your bid today!! AS IS, WHERE IS condition without warranties. USDA Property. Anyone entering the property must sign a Hold Harmless Agreement (HHA) in favor of the USDA. USDA will only execute Quitclaim Deeds. Buyer is responsible for all closing costs at the buyer's sole expense, including tax stamps and transfer taxes. Offers/bids must be submitted through the Auction platform, Homes4Less . Buyers should be prepared to include: Cash Purchases: Please provide proof of funds in the Buyer's name sufficient to cover the purchase price, buyer's premium, and applicable closing costs. Financed Purchases: If obtaining a loan, please submit a current pre-approval letter from the Buyer's lender. The letter must not include any contingency language. Earnest Money Deposit: Provide a copy of the earnest money deposit check, made payable to the title company or closing attorney of the Buyer's choice, in the amount of 1% of the total purchase price or $1,000, whichever is greater. Entity Purchases: If the buyer is purchasing under an entity, please include the appropriate entity formation documents.

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $400 · $33/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 7/10 Severe 7 d/yr ≥109°F today · 19 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: $10,147
• − Mortgage interest: −$502
• − Property taxes: −$400
• − Insurance: −$45
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$261
• Taxable income: $7,315
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $5,251/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: Claiborne County School District
• NCES district ID: 2801020
• Math proficiency: 7% ▼ -22.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $25,274
• Composite: 7.24/100
• National rank: #9959
• State rank: #119 of 130 in MS

Livability — Port Gibson

• Score: 65/100
• State rank: #121
• US rank: #13508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,094

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 8,631 people
• By 2030: 8,271 · -4.2%
• By 2040: 7,570 · -12.3%
• By 2050: 7,065 · -18.1%
• By 2075: 6,329 · -26.7%
• By 2100: 5,655 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 13% Two or more races 3%
• Common ancestry: Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Solid D (+67.5) · D 83.3% · R 15.8%
• 2008→2024 swing: -4.6pp toward R · 2008: 72.1pp · 2024: 67.5pp
• All cycles: 2024: D+67.5 2020: D+71.2 2016: D+71.4 2012: D+76.5 2008: D+72.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.35%
• Current HPI: 71.3734
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-26.6% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $8,960 MLSU
• 2026-03-25 Relisted — MLSU
• 2026-03-25 Price Changed $9,430 MLSU
• 2026-02-28 Listing Removed — MLSU
• 2026-02-17 Price Changed $9,930 MLSU
• 2025-10-24 Price Changed $11,600 MLSU
• 2025-09-26 Listed $12,210 MLSU

Property tax history

+4.1%/yr

Latest (2025): $400 · +0.0% YoY. Source: county tax records.