1275 White · Fayette, MS 39120

$80,000

3 bd · 1.0 ba · 1,039 sqft · SingleFamily public records · 192 Days on market

Built 1998 2.00 ac lot

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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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare to find a move in ready brick home in the country these days! But here is one! # BR/1Bath on 2 acres. Part of lot is cleared, other is wooded. No appliances transfer. Generator does not stay. Owner is motivated. Call today

Key facts

• 2 acre lot
• Garage
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#245 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Jefferson County School District (rural): math 7% / reading 13% proficiency, ranked #119 of 130 in MS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Co Elem School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 424 students, 100% FRL); Jefferson Co Jr Hi (math 7% / reading 13%, grade F, #152 of 179 statewide, top 88%, 165 students, 100% FRL); Jefferson Co High (math 17% / reading 17%, grade F, #137 of 197 statewide, top 72%, 313 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 283 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected at -24% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.69% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.73%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.4%
• Equity multiple: 2.05×
• Total profit: $23,559
• Equity at exit: $11,928

10-year hold

• IRR: 33.2%
• Equity multiple: 4.01×
• Total profit: $67,500
• Equity at exit: $6,917

Cash invested: $22,400 (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 39120

• Active inventory: 283
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $574

Break-even live

Break-even rent $627

Max offer price $80,000

Occupancy floor 53%

Sensitivity live

Price	-10% $619	-5% $596	+0% $574	+5% $551	+10% $528
Rent	-10% $467	-5% $520	+0% $574	+5% $627	+10% $681
Rate	-1.0pp $614	-0.5pp $594	base $574	+0.5pp $553	+1.0pp $532

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-05
   status Pending 227-char remark

   Show marketing remark (227 chars)

   Rare to find a move in ready brick home in the country these days! But here is one! # BR/1Bath on 2 acres. Part of lot is cleared, other is wooded. No appliances transfer. Generator does not stay. Owner is motivated. Call today

2. 2026-04-24
   status Active 227-char remark

   Show marketing remark (227 chars)

   Rare to find a move in ready brick home in the country these days! But here is one! # BR/1Bath on 2 acres. Part of lot is cleared, other is wooded. No appliances transfer. Generator does not stay. Owner is motivated. Call today

3. 2026-04-24
   price $80,000 227-char remark

   Show marketing remark (227 chars)

   Rare to find a move in ready brick home in the country these days! But here is one! # BR/1Bath on 2 acres. Part of lot is cleared, other is wooded. No appliances transfer. Generator does not stay. Owner is motivated. Call today

4. 2026-04-15
   historical 227-char remark

   Show marketing remark (227 chars)

   Rare to find a move in ready brick home in the country these days! But here is one! # BR/1Bath on 2 acres. Part of lot is cleared, other is wooded. No appliances transfer. Generator does not stay. Owner is motivated. Call today

5. 2025-10-16
   price $88,500 227-char remark

   Show marketing remark (227 chars)

   Rare to find a move in ready brick home in the country these days! But here is one! # BR/1Bath on 2 acres. Part of lot is cleared, other is wooded. No appliances transfer. Generator does not stay. Owner is motivated. Call today

6. 2025-10-16
   status Active 227-char remark

   Show marketing remark (227 chars)

   Rare to find a move in ready brick home in the country these days! But here is one! # BR/1Bath on 2 acres. Part of lot is cleared, other is wooded. No appliances transfer. Generator does not stay. Owner is motivated. Call today

7. 2025-05-19
   historical 227-char remark

   Show marketing remark (227 chars)

   Rare to find a move in ready brick home in the country these days! But here is one! # BR/1Bath on 2 acres. Part of lot is cleared, other is wooded. No appliances transfer. Generator does not stay. Owner is motivated. Call today

8. 2024-10-23
   listed $75,000 227-char remark

   Show marketing remark (227 chars)

   Rare to find a move in ready brick home in the country these days! But here is one! # BR/1Bath on 2 acres. Part of lot is cleared, other is wooded. No appliances transfer. Generator does not stay. Owner is motivated. Call today

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$125/yr (+$10/mo · 24.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,235
• − Mortgage interest: −$4,481
• − Property taxes: −$507
• − Insurance: −$400
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,327
• Taxable income: $5,922
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $5,463/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 County School District
• NCES district ID: 2802220
• Math proficiency: 7% ▼ -7.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $25,293
• Composite: 7.24/100
• National rank: #9960
• State rank: #119 of 130 in MS

Livability — Fayette

• Score: 59/100
• State rank: #245
• US rank: #20165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 29,212

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 6,938 people
• By 2030: 6,583 · -5.1%
• By 2040: 5,834 · -15.9%
• By 2050: 5,238 · -24.5%
• By 2075: 4,303 · -38.0%
• By 2100: 3,754 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid D (+66.3) · D 82.7% · R 16.4%
• 2008→2024 swing: -8.1pp toward R · 2008: 74.4pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+71.5 2016: D+73.8 2012: D+77.8 2008: D+74.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.7% since first listed

8 events — show timeline

• 2026-05-05 Pending — MLSU
• 2026-04-24 Relisted — MLSU
• 2026-04-24 Price Changed $80,000 MLSU
• 2026-04-15 Listing Removed — MLSU
• 2025-10-16 Price Changed $88,500 MLSU
• 2025-10-16 Relisted — MLSU
• 2025-05-19 Listing Removed — MLSU
• 2024-10-23 Listed $75,000 MLSU

Property tax history

+2.6%/yr

Latest (2025): $507 · +11.8% YoY. Source: county tax records.