306 S Johns St · Corinth, MS 38834

$34,500

4 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 116 Days on market

Built 1940 5,000 sqft lot $34/sqft · 63% below area ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! Spacious 4BR/2BA home ready for renovation. With four bedrooms, this property offers excellent potential for strong rental returns or resale after updates. Great bones and functional layout provide the foundation for a high-value transformation. Bring your vision and turn this into a standout property. Sold as-is. Priced to reflect condition. All info subject to verification.

Key facts

• 5,000 sq ft lot
• Built 1940
• Listed 116 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $34k).
• Recommended offer: $31k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 3.7% in Corinth — 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 61/100 on livability (#187 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D-, amenities F.
• Corinth School District (town): math 35% / reading 36% proficiency, ranked #56 of 130 in MS (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Alcorn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $239 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Alcorn County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,395 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.61% ✓
• Cap rate: 22.94%
• Cash-on-cash: 59.46%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $94,174
• List price: $34,500
• Delta: -63.37%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 58.2%
• Equity multiple: 3.58×
• Total profit: $24,907
• Equity at exit: $5,144

10-year hold

• IRR: 63.0%
• Equity multiple: 7.31×
• Total profit: $60,985
• Equity at exit: $2,983

Cash invested: $9,660 (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 38834

• Active inventory: 192
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$181
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $479

Break-even live

Break-even rent $294

Max offer price $34,500

Occupancy floor 42%

Sensitivity live

Price	-10% $498	-5% $488	+0% $479	+5% $469	+10% $459
Rent	-10% $408	-5% $443	+0% $479	+5% $514	+10% $550
Rate	-1.0pp $496	-0.5pp $487	base $479	+0.5pp $470	+1.0pp $461

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: $8,625
• Closing costs: $1,035
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Proper St Corinth, MS	3.0	1.5	1400	$900	$0.64	45d	1	0.31mi

Listing history 17 events

1. 2026-06-21
   days on market $34,500 Active 116 DOM
2. 2026-06-18
   days on market $34,500 Active 114 DOM
3. 2026-06-17
   days on market $34,500 Active 113 DOM
4. 2026-06-16
   days on market $34,500 Active 112 DOM
5. 2026-06-15
   days on market $34,500 Active 111 DOM
6. 2026-06-13
   days on market $34,500 Active 109 DOM
7. 2026-06-12
   days on market $34,500 Active 108 DOM
8. 2026-06-09
   days on market $34,500 Active 105 DOM
9. 2026-06-08
   days on market $34,500 Active 104 DOM
10. 2026-06-07
    days on market $34,500 Active 103 DOM
11. 2026-06-07
    days on market $34,500 Active 102 DOM
12. 2026-06-04
    days on market $34,500 Active 99 DOM
13. 2026-06-02
    days on market $34,500 Active 98 DOM
14. 2026-06-01
    days on market $34,500 Active 97 DOM
15. 2026-05-31
    days on market $34,500 Active 96 DOM
16. 2026-03-18
    price $34,500 399-char remark

    Show marketing remark (399 chars)

    Attention investors! Spacious 4BR/2BA home ready for renovation. With four bedrooms, this property offers excellent potential for strong rental returns or resale after updates. Great bones and functional layout provide the foundation for a high-value transformation. Bring your vision and turn this into a standout property. Sold as-is. Priced to reflect condition. All info subject to verification.

17. 2026-02-23
    listed $43,000 Active 399-char remark

    Show marketing remark (399 chars)

    Attention investors! Spacious 4BR/2BA home ready for renovation. With four bedrooms, this property offers excellent potential for strong rental returns or resale after updates. Great bones and functional layout provide the foundation for a high-value transformation. Bring your vision and turn this into a standout property. Sold as-is. Priced to reflect condition. All info subject to verification.

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $444 · $37/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $10,800
• − Mortgage interest: −$1,933
• − Property taxes: −$444
• − Insurance: −$172
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,004
• Taxable income: $5,519
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $4,420/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: Corinth School District
• NCES district ID: 2801260
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $31,709
• Composite: 29.02/100
• National rank: #6611
• State rank: #56 of 130 in MS

Livability — Corinth

• Score: 61/100
• State rank: #187
• US rank: #17369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corinth, MS
• City population: 27,146
• Population (ZIP): 27,146

Population outlook (Alcorn County) Hauer SSP2

• Today (2025): 38,392 people
• By 2030: 38,804 · +1.1%
• By 2040: 39,455 · +2.8%
• By 2050: 39,708 · +3.4%
• By 2075: 39,917 · +4.0%
• By 2100: 37,628 · -2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Alcorn

• 2024 margin: Solid R (+68.3) · D 15.4% · R 83.8%
• 2008→2024 swing: -24.4pp toward R · 2008: -44.0pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.5 2016: R+61.8 2012: R+51.6 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.19%
• Current HPI: 155.736
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.8% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $34,500 NEMSBD
• 2026-02-23 Listed $43,000 NEMSBD

Property tax history

+3.8%/yr

Latest (2025): $444 · +26.6% YoY. Source: county tax records.