112 Purvis Dr · Crystal Springs, MS 39059

$104,000

3 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 111 Days on market

Built 1985 9,583 sqft lot $97/sqft · 27% below area Est $142k · 27% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice and comfortable 3BR/1BA home with a large living area. Kitchen and dining combo with plenty of counter space. Refrigerator remains along with the electric stove. Laundry room is just off of the kitchen. One car carport along with storage room. Low maintenance with brick exterior and a large backyard for the kids to play or to host a cookout!! Rates are beginning to decline so now is the best time to purchase your home!!

Key facts

• Storage room
• Large living area
• Laundry room

Tags

• LARGE LIVING AREA
• KITCHEN AND DINING COMBO
• PLENTY OF COUNTER SPACE
• LAUNDRY ROOM
• ONE CAR CARPORT
• STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 5.0% in Crystal Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#252 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crystal Springs Elementary (math 42% / reading 27%, grade F, #155 of 375 statewide, top 44%, 397 students, 100% FRL); Crystal Springs Middle School (math 16% / reading 21%, grade F, #120 of 179 statewide, top 67%, 480 students, 100% FRL); Crystal Springs High School (math 12% / reading 17%, grade F, #151 of 197 statewide, top 77%, 451 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

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 $94,640 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.36% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.78%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

• ARV (median comp): $141,777
• List price: $104,000
• Delta: -26.65%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Carrie Ave	0.26mi	3/2.0	1,104 (+4%)	7mo	$161,900	$147	73
322 Beverly Cir	0.61mi	3/1.0	1,118 (+5%)	5mo	$70,000	$63	60
319 Beverly Cir	0.66mi	3/2.0	1,100 (+3%)	12mo	$144,000	$131	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $13,694
• Equity at exit: $15,507

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $51,185
• Equity at exit: $8,992

Cash invested: $29,120 (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 39059

• Home prices YoY: -15.9%
• Active inventory: 57
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $480

Break-even live

Break-even rent $812

Max offer price $104,000

Occupancy floor 61%

Sensitivity live

Price	-10% $539	-5% $509	+0% $480	+5% $451	+10% $421
Rent	-10% $368	-5% $424	+0% $480	+5% $536	+10% $592
Rate	-1.0pp $532	-0.5pp $506	base $480	+0.5pp $453	+1.0pp $426

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   status Pending 433-char remark

   Show marketing remark (433 chars)

   Nice and comfortable 3BR/1BA home with a large living area. Kitchen and dining combo with plenty of counter space. Refrigerator remains along with the electric stove. Laundry room is just off of the kitchen. One car carport along with storage room. Low maintenance with brick exterior and a large backyard for the kids to play or to host a cookout!! Rates are beginning to decline so now is the best time to purchase your home!!

2. 2026-01-24
   listed $104,000 Active 433-char remark

   Show marketing remark (433 chars)

   Nice and comfortable 3BR/1BA home with a large living area. Kitchen and dining combo with plenty of counter space. Refrigerator remains along with the electric stove. Laundry room is just off of the kitchen. One car carport along with storage room. Low maintenance with brick exterior and a large backyard for the kids to play or to host a cookout!! Rates are beginning to decline so now is the best time to purchase your home!!

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$193/yr (+$16/mo · 30.6%)

ⓘ 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 ≥109°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: $17,030
• − Mortgage interest: −$5,826
• − Property taxes: −$629
• − Insurance: −$520
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,025
• Taxable income: $4,305
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $4,727/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Crystal Springs

• Score: 59/100
• State rank: #252
• US rank: #20290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Springs, MS
• City population: 12,065
• Population (ZIP): 12,065

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.34%
• Current HPI: 160.3583
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-15 Pending — MLSU
• 2026-01-24 Listed $104,000 MLSU

Property tax history

+3.2%/yr

Latest (2025): $629 · +35.9% YoY. Source: county tax records.