1048 Barnes Rd · Crystal Springs, MS 39059

$143,000

3 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 96 Days on market

Built 1950 1.71 ac lot $80/sqft · 27% below area Est $239k · 40% under ↓ 8% since listing

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity abounds with this spacious 3BR/2BA home situated on 1.71 acres! Upon entrance you will find a nice size living area which flows into the dining area and kitchen. The kitchen is a galley style with pretty countertops, a breakfast bar and plenty of cabinet space. Appliances remaining include refrigerator, gas stove, and dishwasher. There is an area which could be used as a walk in pantry. Enjoy your morning coffee or entertain your guests in the sitting room which has a free standing wood burner fireplace. Two of the three bedrooms are very large. The master bedroom has a handicap walk in bathtub. Bonus of extra room which could be utilized as a media room, extra bedroom, office area or perfect for homeschooling!! Nice size laundry area too. Bonus of a 14 x 17 workshop/storage building. The home is being sold 'as is'. Seller in the process of doing some work on the home. This home has so many options...

Key facts

• Galley style kitchen
• Walk in pantry
• Breakfast bar

Tags

• GALLEY STYLE KITCHEN
• BREAKFAST BAR
• WALK IN PANTRY
• MEDIA ROOM
• WORKSHOP STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $143k).
• Recommended offer: $130k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.1% in Crystal Springs — 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 59/100 on livability (#252 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 56 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $130,130 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1950 — 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $239,341
• List price: $143,000
• Delta: -40.25%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-11,823
• Equity at exit: $21,322

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,380
• Equity at exit: $12,364

Cash invested: $40,040 (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 39059

• Home prices YoY: -15.9%
• Active inventory: 56
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $178

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 83%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-09
   price $143,000 938-char remark

   Show marketing remark (938 chars)

   Opportunity abounds with this spacious 3BR/2BA home situated on 1.71 acres! Upon entrance you will find a nice size living area which flows into the dining area and kitchen. The kitchen is a galley style with pretty countertops, a breakfast bar and plenty of cabinet space. Appliances remaining include refrigerator, gas stove, and dishwasher. There is an area which could be used as a walk in pantry. Enjoy your morning coffee or entertain your guests in the sitting room which has a free standing wood burner fireplace. Two of the three bedrooms are very large. The master bedroom has a handicap walk in bathtub. Bonus of extra room which could be utilized as a media room, extra bedroom, office area or perfect for homeschooling!! Nice size laundry area too. Bonus of a 14 x 17 workshop/storage building. The home is being sold 'as is'. Seller in the process of doing some work on the home. This home has so many options...

2. 2026-02-20
   listed $150,000 Active 938-char remark

   Show marketing remark (938 chars)

   Opportunity abounds with this spacious 3BR/2BA home situated on 1.71 acres! Upon entrance you will find a nice size living area which flows into the dining area and kitchen. The kitchen is a galley style with pretty countertops, a breakfast bar and plenty of cabinet space. Appliances remaining include refrigerator, gas stove, and dishwasher. There is an area which could be used as a walk in pantry. Enjoy your morning coffee or entertain your guests in the sitting room which has a free standing wood burner fireplace. Two of the three bedrooms are very large. The master bedroom has a handicap walk in bathtub. Bonus of extra room which could be utilized as a media room, extra bedroom, office area or perfect for homeschooling!! Nice size laundry area too. Bonus of a 14 x 17 workshop/storage building. The home is being sold 'as is'. Seller in the process of doing some work on the home. This home has so many options...

3. 2025-06-16
   soldstatus Closed 1328-char remark

   Show marketing remark (1328 chars)

   **Country Roads Lead You Home to Endless Possibilities!** Situated on 1.71 acres of peaceful land, this charming home is ready for someone to make it their own. It currently has 3 bedrooms, but there's plenty of room to expand—convert existing spaces into a 4th or even a 5th bedroom, or create the perfect work-from-home area. The property is being sold AS IS, offering a great opportunity to personalize with a bit of TLC. This home features 2 full bathrooms, including one with a newly installed walk-in tub/shower combo, complete with a lifetime warranty. While it does need updating, it's move-in ready, with new flooring in some rooms and new exterior security storm doors for added peace of mind. A recently installed septic system adds value and reliability to the property. Additional perks include a whole-house generator, ensuring you're never without power, and a convenient shed for extra storage. In the backyard, a charming gazebo provides the perfect space for relaxation...think coffee and a good book! For those with a love for adventure, an electrical hookup in the backyard is perfect for a camper or RV. Whether you're looking for a peaceful retreat or a place to grow, the opportunities here are endless. Come take a look and start imagining all the potential this property has to offer!

4. 2025-06-01
   status Pending 1328-char remark

   Show marketing remark (1328 chars)

   **Country Roads Lead You Home to Endless Possibilities!** Situated on 1.71 acres of peaceful land, this charming home is ready for someone to make it their own. It currently has 3 bedrooms, but there's plenty of room to expand—convert existing spaces into a 4th or even a 5th bedroom, or create the perfect work-from-home area. The property is being sold AS IS, offering a great opportunity to personalize with a bit of TLC. This home features 2 full bathrooms, including one with a newly installed walk-in tub/shower combo, complete with a lifetime warranty. While it does need updating, it's move-in ready, with new flooring in some rooms and new exterior security storm doors for added peace of mind. A recently installed septic system adds value and reliability to the property. Additional perks include a whole-house generator, ensuring you're never without power, and a convenient shed for extra storage. In the backyard, a charming gazebo provides the perfect space for relaxation...think coffee and a good book! For those with a love for adventure, an electrical hookup in the backyard is perfect for a camper or RV. Whether you're looking for a peaceful retreat or a place to grow, the opportunities here are endless. Come take a look and start imagining all the potential this property has to offer!

5. 2025-05-12
   price $135,000 1328-char remark

   Show marketing remark (1328 chars)

   **Country Roads Lead You Home to Endless Possibilities!** Situated on 1.71 acres of peaceful land, this charming home is ready for someone to make it their own. It currently has 3 bedrooms, but there's plenty of room to expand—convert existing spaces into a 4th or even a 5th bedroom, or create the perfect work-from-home area. The property is being sold AS IS, offering a great opportunity to personalize with a bit of TLC. This home features 2 full bathrooms, including one with a newly installed walk-in tub/shower combo, complete with a lifetime warranty. While it does need updating, it's move-in ready, with new flooring in some rooms and new exterior security storm doors for added peace of mind. A recently installed septic system adds value and reliability to the property. Additional perks include a whole-house generator, ensuring you're never without power, and a convenient shed for extra storage. In the backyard, a charming gazebo provides the perfect space for relaxation...think coffee and a good book! For those with a love for adventure, an electrical hookup in the backyard is perfect for a camper or RV. Whether you're looking for a peaceful retreat or a place to grow, the opportunities here are endless. Come take a look and start imagining all the potential this property has to offer!

6. 2025-02-14
   price $140,000 1328-char remark

   Show marketing remark (1328 chars)

   **Country Roads Lead You Home to Endless Possibilities!** Situated on 1.71 acres of peaceful land, this charming home is ready for someone to make it their own. It currently has 3 bedrooms, but there's plenty of room to expand—convert existing spaces into a 4th or even a 5th bedroom, or create the perfect work-from-home area. The property is being sold AS IS, offering a great opportunity to personalize with a bit of TLC. This home features 2 full bathrooms, including one with a newly installed walk-in tub/shower combo, complete with a lifetime warranty. While it does need updating, it's move-in ready, with new flooring in some rooms and new exterior security storm doors for added peace of mind. A recently installed septic system adds value and reliability to the property. Additional perks include a whole-house generator, ensuring you're never without power, and a convenient shed for extra storage. In the backyard, a charming gazebo provides the perfect space for relaxation...think coffee and a good book! For those with a love for adventure, an electrical hookup in the backyard is perfect for a camper or RV. Whether you're looking for a peaceful retreat or a place to grow, the opportunities here are endless. Come take a look and start imagining all the potential this property has to offer!

7. 2025-01-16
   listed $155,000 Active 1328-char remark

   Show marketing remark (1328 chars)

   **Country Roads Lead You Home to Endless Possibilities!** Situated on 1.71 acres of peaceful land, this charming home is ready for someone to make it their own. It currently has 3 bedrooms, but there's plenty of room to expand—convert existing spaces into a 4th or even a 5th bedroom, or create the perfect work-from-home area. The property is being sold AS IS, offering a great opportunity to personalize with a bit of TLC. This home features 2 full bathrooms, including one with a newly installed walk-in tub/shower combo, complete with a lifetime warranty. While it does need updating, it's move-in ready, with new flooring in some rooms and new exterior security storm doors for added peace of mind. A recently installed septic system adds value and reliability to the property. Additional perks include a whole-house generator, ensuring you're never without power, and a convenient shed for extra storage. In the backyard, a charming gazebo provides the perfect space for relaxation...think coffee and a good book! For those with a love for adventure, an electrical hookup in the backyard is perfect for a camper or RV. Whether you're looking for a peaceful retreat or a place to grow, the opportunities here are endless. Come take a look and start imagining all the potential this property has to offer!

8. 2001-06-25
   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 ≥109°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: $17,713
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,160
• Taxable loss: −$152
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $2,170/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Crystal Springs

• Score: 59/100
• State rank: #252
• US rank: #20290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,065
• Population (ZIP): 12,065

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -30.34%
• Current HPI: 160.3583
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.7% since first listed

8 events — show timeline

• 2026-03-09 Price Changed $143,000 MLSU
• 2026-02-20 Listed $150,000 MLSU
• 2025-06-16 Sold (MLS) — MLSU
• 2025-06-01 Pending — MLSU
• 2025-05-12 Price Changed $135,000 MLSU
• 2025-02-14 Price Changed $140,000 MLSU
• 2025-01-16 Listed $155,000 MLSU
• 2001-06-25 Sold (Public Records) — Public Records