13300 Sunview Cv · Latimer, MS 39565

$285,000

3 bd · 2.0 ba · 1,811 sqft · SingleFamily public records · 61 Days on market

Built 2002 9,147 sqft lot $157/sqft · 9% above area Est $275k · at est.

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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 +18.8/30.0
• DSCR +5.9/10.0
• ARV discount +5.9/15.0
• Schools +4.4/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

****Welcome Home**** This exquisitely updated 3-bedroom, 2-bath treasure, complete with a versatile BONUS SPACE. From the moment you step inside, nothing has been left untouched--every detail was thoughtfully curated to ensure it is truly move-in ready. Gleaming hardwood floors replace all carpeting, while a stylishly updated fireplace anchors the living space. The kitchen is a dream, with refreshed lower cabinets and sleek upgraded appliances. Every light fixture has been replaced, and fresh paint graces every wall, creating a pristine, cohesive ambiance. Major systems have also been upgraded--a brand-new roof, a cutting-edge HVAC system, and a newly enhanced fence. Relax on the extended front porch, ideal for serene mornings, or retreat to the enclosed back porch for quiet evenings. The expansive backyard offers limitless possibilities for recreation or gardening, plus extra storage. Every corner of this home invites you to simply move in and start living--schedule your private tour today!

Key facts

• Updated fireplace
• Upgraded appliances
• New roof

Tags

• UPDATED FIREPLACE
• REFRESHED LOWER CABINETS
• UPGRADED APPLIANCES
• NEW ROOF
• CUTTING-EDGE HVAC SYSTEM
• NEWLY ENHANCED FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/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 $259k (9.1% below list).
• Recommended offer: $259k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.5% in Latimer — 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 65/100 on livability (#120 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.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 195 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,984 (9.1% below list)

Questions for the listing agent

1. It's been on market 61 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. 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: 0.91% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $274,950
• List price: $285,000
• Delta: 3.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13300 Sunview Cv	0.00mi	3/2.0	1,898 (+5%)	0mo	$285,000	$150	92
13221 Sunview Cv	0.04mi	4/2.0 (+1)	1,825 (+1%)	5mo	$264,900	$145	88
13125 Sunview Cv	0.11mi	4/2.0 (+1)	1,764 (-3%)	17mo	$230,000	$130	72
13601 Virginia St	0.54mi	4/2.0 (+1)	1,896 (+5%)	8mo	$259,000	$137	56
13521 Sarus Dr	0.63mi	4/2.0 (+1)	1,961 (+8%)	5mo	$348,900	$178	47
12001 Poplar Dr	0.42mi	3/2.0	2,081 (+15%)	12mo	$293,000	$141	46
13468 Crane Dr	0.74mi	4/2.0 (+1)	1,961 (+8%)	3mo	$348,900	$178	44
13461 Crane Dr	0.68mi	4/2.0 (+1)	1,961 (+8%)	6mo	$347,900	$177	44
13445 Crane Dr	0.68mi	4/2.0 (+1)	1,961 (+8%)	8mo	$349,590	$178	43
13440 Crane Dr	0.70mi	4/2.0 (+1)	1,961 (+8%)	7mo	$349,590	$178	43
13428 Crane Dr	0.68mi	4/2.0 (+1)	1,961 (+8%)	10mo	$343,590	$175	41
13417 Crane Dr	0.66mi	4/2.0 (+1)	1,961 (+8%)	13mo	$340,590	$174	40

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-27,990
• Equity at exit: $42,494

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,199
• Equity at exit: $24,642

Cash invested: $79,800 (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 39565

• Home prices YoY: -28.8%
• Active inventory: 195
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $287

Break-even live

Break-even rent $2,226

Max offer price $285,000

Occupancy floor 84%

Sensitivity live

Price	-10% $448	-5% $368	+0% $287	+5% $206	+10% $126
Rent	-10% $82	-5% $185	+0% $287	+5% $389	+10% $492
Rate	-1.0pp $431	-0.5pp $360	base $287	+0.5pp $213	+1.0pp $138

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12001 Poplar Dr Vancleave, MS	3.0	2.0	2007	$2,500	$1.25	45d	1	0.44mi
13569 Sarus DR Vancleave, MS	4.0	3.0	2304	$2,750	$1.19	15d	1	0.69mi

Listing history 9 events

1. 2026-05-02
   status Pending 1008-char remark

   Show marketing remark (1008 chars)

   ****Welcome Home**** This exquisitely updated 3-bedroom, 2-bath treasure, complete with a versatile BONUS SPACE. From the moment you step inside, nothing has been left untouched--every detail was thoughtfully curated to ensure it is truly move-in ready. Gleaming hardwood floors replace all carpeting, while a stylishly updated fireplace anchors the living space. The kitchen is a dream, with refreshed lower cabinets and sleek upgraded appliances. Every light fixture has been replaced, and fresh paint graces every wall, creating a pristine, cohesive ambiance. Major systems have also been upgraded--a brand-new roof, a cutting-edge HVAC system, and a newly enhanced fence. Relax on the extended front porch, ideal for serene mornings, or retreat to the enclosed back porch for quiet evenings. The expansive backyard offers limitless possibilities for recreation or gardening, plus extra storage. Every corner of this home invites you to simply move in and start living--schedule your private tour today!

2. 2026-04-24
   price $285,000 1008-char remark

   Show marketing remark (1008 chars)

   ****Welcome Home**** This exquisitely updated 3-bedroom, 2-bath treasure, complete with a versatile BONUS SPACE. From the moment you step inside, nothing has been left untouched--every detail was thoughtfully curated to ensure it is truly move-in ready. Gleaming hardwood floors replace all carpeting, while a stylishly updated fireplace anchors the living space. The kitchen is a dream, with refreshed lower cabinets and sleek upgraded appliances. Every light fixture has been replaced, and fresh paint graces every wall, creating a pristine, cohesive ambiance. Major systems have also been upgraded--a brand-new roof, a cutting-edge HVAC system, and a newly enhanced fence. Relax on the extended front porch, ideal for serene mornings, or retreat to the enclosed back porch for quiet evenings. The expansive backyard offers limitless possibilities for recreation or gardening, plus extra storage. Every corner of this home invites you to simply move in and start living--schedule your private tour today!

3. 2026-03-02
   listed $289,000 Active 1008-char remark

   Show marketing remark (1008 chars)

   ****Welcome Home**** This exquisitely updated 3-bedroom, 2-bath treasure, complete with a versatile BONUS SPACE. From the moment you step inside, nothing has been left untouched--every detail was thoughtfully curated to ensure it is truly move-in ready. Gleaming hardwood floors replace all carpeting, while a stylishly updated fireplace anchors the living space. The kitchen is a dream, with refreshed lower cabinets and sleek upgraded appliances. Every light fixture has been replaced, and fresh paint graces every wall, creating a pristine, cohesive ambiance. Major systems have also been upgraded--a brand-new roof, a cutting-edge HVAC system, and a newly enhanced fence. Relax on the extended front porch, ideal for serene mornings, or retreat to the enclosed back porch for quiet evenings. The expansive backyard offers limitless possibilities for recreation or gardening, plus extra storage. Every corner of this home invites you to simply move in and start living--schedule your private tour today!

4. 2018-02-06
   soldstatus 546-char remark

   Show marketing remark (546 chars)

   Location, Location!!! Conveniently located North of I-10 in St. Martin area in small, one street neighborhood with ''all american dream'' homes. Two living areas, with wood burning fireplace, make home very spacious. Home offers nice split floor plan with separate master suite, large master bath with garden tub and shower stall and walk in closet. All kitchen appliances will remain. Enjoy absolutely amazing outdoor with screened in porch over looking fenced yard. Back yard shed will remain. Seller is offering 1st year Buyer's Home Warranty.

5. 2017-05-16
   listed $164,900 546-char remark

   Show marketing remark (546 chars)

   Location, Location!!! Conveniently located North of I-10 in St. Martin area in small, one street neighborhood with ''all american dream'' homes. Two living areas, with wood burning fireplace, make home very spacious. Home offers nice split floor plan with separate master suite, large master bath with garden tub and shower stall and walk in closet. All kitchen appliances will remain. Enjoy absolutely amazing outdoor with screened in porch over looking fenced yard. Back yard shed will remain. Seller is offering 1st year Buyer's Home Warranty.

6. 2011-12-31
   historical
7. 2011-08-04
   soldstatus
8. 2011-03-21
   listed $156,900
9. 2011-01-21
   listed $166,900

ⓘ 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: $1,747 · $146/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$504/yr (+$42/mo · 28.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,078
• − Mortgage interest: −$15,964
• − Property taxes: −$1,747
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$8,291
• Taxable loss: −$1,322
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $3,762/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Latimer

• Score: 65/100
• State rank: #120
• US rank: #13490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Latimer, MS
• Population (ZIP): 20,692

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 1% Subsaharan African 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.68%
• Current HPI: 187.1025
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+70.8% since first listed

9 events — show timeline

• 2026-05-02 Pending — MLSU
• 2026-04-24 Price Changed $285,000 MLSU
• 2026-03-02 Listed $289,000 MLSU
• 2018-02-06 Sold (MLS) — MLSU
• 2017-05-16 Listed $164,900 MLSU
• 2011-12-31 Listing Removed — MLSU
• 2011-08-04 Sold (MLS) — MLSU
• 2011-03-21 Listed $156,900 MLSU
• 2011-01-21 Listed $166,900 MLSU

Property tax history

-1.4%/yr

Latest (2025): $1,747 · +2.4% YoY. Source: county tax records.