3010 Georgetown St · Hazlehurst, MS 39083

$95,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 61 Days on market

Built 1974 1.24 ac lot $87/sqft · 35% below area Est $147k · 35% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

2-bedroom, 2-bath home full of character and opportunity! Featuring 1096 Sq Ft of living space, this property offers a functional layout, orignal hardwood floors, and a durable metal roof. This spacious living area flows into a classic kitchen with ample cabinet space, and a walk in pantry. Ready for your personal updates. Situated on a generius lot, this home includes an attached garage and plenty of outdoor space to enjoy.

Key facts

• 1.24 acre lot
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#221 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Hazlehurst City School District (town): math 7% / reading 13% proficiency, ranked #115 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($657 loan paydown + $5k appreciation (5.1% local appreciation)).
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $95k implies a 138% gain — meaningful room to come down on a strong offer.

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 $89,300 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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?
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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $146,631
• List price: $95,000
• Delta: -35.21%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

5.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.11×
• Total profit: $29,470
• Equity at exit: $54,505

10-year hold

• IRR: 17.5%
• Equity multiple: 4.11×
• Total profit: $82,854
• Equity at exit: $94,628

Cash invested: $26,600 (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 39083

• Home prices YoY: 3.4%
• Active inventory: 32
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $109

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 84%

Sensitivity live

Price	-10% $174	-5% $142	+0% $109	+5% $76	+10% $43
Rent	-10% $32	-5% $71	+0% $109	+5% $147	+10% $185
Rate	-1.0pp $157	-0.5pp $133	base $109	+0.5pp $84	+1.0pp $59

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-12
   statusdays on market $95,000 Pending 61 DOM
2. 2026-06-09
   days on market $95,000 Active 59 DOM
3. 2026-06-08
   days on market $95,000 Active 58 DOM
4. 2026-06-07
   days on market $95,000 Active 57 DOM
5. 2026-06-05
   days on market $95,000 Active 55 DOM
6. 2026-06-04
   days on market $95,000 Active 53 DOM
7. 2026-06-02
   days on market $95,000 Active 52 DOM
8. 2026-06-01
   days on market $95,000 Active 51 DOM
9. 2026-05-31
   days on market $95,000 Active 50 DOM
10. 2026-05-06
    price $99,000 432-char remark

    Show marketing remark (432 chars)

    2-bedroom, 2-bath home full of character and opportunity! Featuring 1096 Sq Ft of living space, this property offers a functional layout, orignal hardwood floors, and a durable metal roof. This spacious living area flows into a classic kitchen with ample cabinet space, and a walk in pantry. Ready for your personal updates. Situated on a generius lot, this home includes an attached garage and plenty of outdoor space to enjoy.

11. 2026-04-10
    listed $109,500 Active 432-char remark

    Show marketing remark (432 chars)

    2-bedroom, 2-bath home full of character and opportunity! Featuring 1096 Sq Ft of living space, this property offers a functional layout, orignal hardwood floors, and a durable metal roof. This spacious living area flows into a classic kitchen with ample cabinet space, and a walk in pantry. Ready for your personal updates. Situated on a generius lot, this home includes an attached garage and plenty of outdoor space to enjoy.

12. 2025-11-19
    status Active
13. 2025-11-14
    status Pending
14. 2025-11-14
    historical
15. 2025-11-05
    price $110,000
16. 2025-10-21
    price $130,000
17. 2025-09-03
    listed $135,000 Active
18. 2024-11-13
    soldstatus $40,000
19. 2004-11-21
    soldstatus

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $11,625
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$2,764
• Taxable loss: −$220
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,358/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: Hazlehurst City School District
• NCES district ID: 2801830
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $33,879
• Composite: 8.06/100
• National rank: #9917
• State rank: #115 of 130 in MS

Livability — Hazlehurst

• Score: 60/100
• State rank: #221
• US rank: #19074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,497

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 24% Hispanic / Latino 5% Two or more races 1%
• Common ancestry: Hungarian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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: ▲ 5.12%
• Current HPI: 157.7964
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+147.5% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $99,000 MLSU
• 2026-04-10 Listed $109,500 MLSU
• 2025-11-19 Relisted — MLSU
• 2025-11-14 Pending — MLSU
• 2025-11-14 Listing Removed — MLSU
• 2025-11-05 Price Changed $110,000 MLSU
• 2025-10-21 Price Changed $130,000 MLSU
• 2025-09-03 Listed $135,000 MLSU
• 2024-11-13 Sold (Public Records) $40,000 Public Records
• 2004-11-21 Sold (Public Records) — Public Records