1136 Berry St · Prentiss, MS 39474

$310,000

132 bd · 121.0 ba · 10,000 sqft · MultiFamily · 38 Days on market

Built 1968 0.61 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 11 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment opportunity. One two bedroom unit. Ten one bedroom units. Completely tenant occupied. Close to stores, schools, and hospital. Properties like this are rate and may be gone soon. There is no sign on the property.

Key facts

• 0.61 acre lot
• Built 1968
• Listed 38 days

Property features AI

Finance

• Other: Building area approximately 10,000 (estimated)

Exterior

• Parking: Parking lot
• Utilities: Public sewer; Community water; Cable available; Electricity available; Phone available; Water connected
• Home design: Multi-family property; One level
• Construction: Brick veneer exterior; Block and slab foundation; Estimated year built
• Exterior features: Metal roof; Lot approximately 0.61 acres

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 11 full bathrooms
• Heating & cooling: Wall furnace heating; Ceiling fans; Window air conditioning units
• Interior features: Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 10×1bd/1ba + 1×2bd/1ba units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $22k ($266k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $310k).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#204 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety D, schools F.
• Jefferson Davis County School District (rural): math 14% / reading 20% proficiency, ranked #104 of 130 in MS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $830 appreciation (0.3% local appreciation)).
• Jefferson Davis County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, 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 38 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 9.92% ✓
• Cap rate: 92.08%
• Cash-on-cash: 306.40%
• DSCR: 14.63
• GRM: 0.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 17.21×
• Total profit: $1,406,878
• Equity at exit: $94,186

10-year hold

• IRR: —
• Equity multiple: 36.60×
• Total profit: $3,089,730
• Equity at exit: $116,601

Cash invested: $86,800 (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 39474

• Home prices YoY: 0.2%
• Active inventory: 46
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $30,766 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,461
• Net cashflow: $22,163

Break-even live

Break-even rent $2,712

Max offer price $310,000

Occupancy floor 23%

Sensitivity live

Price	-10% $22,377	-5% $22,270	+0% $22,163	+5% $22,056	+10% $21,949
Rent	-10% $19,732	-5% $20,948	+0% $22,163	+5% $23,378	+10% $24,593
Rate	-1.0pp $22,319	-0.5pp $22,242	base $22,163	+0.5pp $22,082	+1.0pp $22,001

11-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$28,130
1× unit	2	1	$2,633
Total (11 units)			$30,766

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $310,000 Active 38 DOM
2. 2026-06-18
   days on market $310,000 Active 36 DOM
3. 2026-06-17
   days on market $310,000 Active 35 DOM
4. 2026-06-16
   days on market $310,000 Active 34 DOM
5. 2026-06-15
   days on market $310,000 Active 33 DOM
6. 2026-06-13
   days on market $310,000 Active 31 DOM
7. 2026-06-12
   days on market $310,000 Active 30 DOM
8. 2026-06-09
   days on market $310,000 Active 27 DOM
9. 2026-06-08
   days on market $310,000 Active 26 DOM
10. 2026-06-07
    days on market $310,000 Active 25 DOM
11. 2026-06-07
    days on market $310,000 Active 24 DOM
12. 2026-06-04
    days on market $310,000 Active 21 DOM
13. 2026-06-02
    days on market $310,000 Active 20 DOM
14. 2026-06-01
    days on market $310,000 Active 19 DOM
15. 2026-05-31
    days on market $310,000 Active 18 DOM
16. 2026-05-13
    listed $310,000 Active 1171-char remark
17. 2026-03-13
    price $325,000
18. 2026-02-23
    price $340,000
19. 2025-12-31
    price $380,000
20. 2025-10-01
    listed $410,000 Active
21. 2024-10-25
    soldstatus Closed

    Show marketing remark (236 chars)

    Great investment opportunity. One two bedroom unit. Ten one bedroom units. Completely tenant occupied. Close to stores, schools, and hospital. Properties like this are rate and may be gone soon. There is no sign on the property.

22. 2024-09-04
    status Pending

    Show marketing remark (236 chars)

    Great investment opportunity. One two bedroom unit. Ten one bedroom units. Completely tenant occupied. Close to stores, schools, and hospital. Properties like this are rate and may be gone soon. There is no sign on the property.

23. 2024-08-01
    listed $275,000 Active

    Show marketing remark (236 chars)

    Great investment opportunity. One two bedroom unit. Ten one bedroom units. Completely tenant occupied. Close to stores, schools, and hospital. Properties like this are rate and may be gone soon. There is no sign on the property.

ⓘ 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

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $369,192
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$29,535
• − Management: −$29,535
• − Depreciation: −$9,018
• Taxable income: $277,538
• Est. tax owed @ 24.0%: −$66,609
• After-tax cash flow: $199,344/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: Jefferson Davis County School District
• NCES district ID: 2802250
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $27,474
• Composite: 13.25/100
• National rank: #9549
• State rank: #104 of 130 in MS

Livability — Prentiss

• Score: 61/100
• State rank: #204
• US rank: #18336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prentiss, MS
• Population (ZIP): 6,128

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 10,128 people
• By 2030: 9,342 · -7.8%
• By 2040: 7,842 · -22.6%
• By 2050: 6,583 · -35.0%
• By 2075: 4,540 · -55.2%
• By 2100: 3,563 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 36% Two or more races 2%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Jefferson Davis

• 2024 margin: D (+13.8) · D 56.5% · R 42.8%
• 2008→2024 swing: -7.7pp toward R · 2008: 21.5pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+17.1 2016: D+20.1 2012: D+25.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 120.5458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+12.7% since first listed

8 events — show timeline

• 2026-05-13 Listed $310,000 MLSU
• 2026-03-13 Price Changed $325,000 HAAR
• 2026-02-23 Price Changed $340,000 HAAR
• 2025-12-31 Price Changed $380,000 HAAR
• 2025-10-01 Listed $410,000 HAAR
• 2024-10-25 Sold (MLS) — MLSU
• 2024-09-04 Pending — MLSU
• 2024-08-01 Listed $275,000 MLSU