3294&92 Ellisville Blvd · Laurel, MS 39440

$170,000

5 bd · 3.0 ba · 1,352 sqft · SingleFamily public records · 120 Days on market

Built 1934 1.63 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique opportunity with two homes on one property! Whether you're looking for an investment property, multi-generational living, or a place to live with rental income potential, this property offers flexibility and value. 3292 is a brick ranch featuring approximately 1,673 sq ft with 2 bedrooms and 2 baths. This home needs some TLC but has great bones and plenty of potential to make it your own. 3294 is a charming cottage offering approximately 1,370 sq ft with 3 bedrooms and 1 bath. Full of character, this home would make a great rental, guest house, or mother-in-law residence. Live in one and rent the other, or add both to your investment portfolio.

Key facts

• 1.63 acre lot
• Built 1934
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/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 $168k (1.0% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#92 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, commute F.
• Jones County School District (rural): math 40% / reading 39% proficiency, ranked #40 of 130 in MS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 132 active listings in the ZIP; 23 units permitted in Jones County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jones County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $93k; list at $170k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% 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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1934 — 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 F 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: 0.99% ✗
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.4

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,407
• Equity at exit: $25,348

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $19,275
• Equity at exit: $14,698

Cash invested: $47,600 (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 39440

• Active inventory: 132
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $317

Break-even live

Break-even rent $1,280

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $414	-5% $366	+0% $317	+5% $269	+10% $221
Rent	-10% $184	-5% $251	+0% $317	+5% $384	+10% $450
Rate	-1.0pp $403	-0.5pp $361	base $317	+0.5pp $273	+1.0pp $229

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $170,000 Active 120 DOM
2. 2026-06-18
   days on market $170,000 Active 119 DOM
3. 2026-06-17
   days on market $170,000 Active 118 DOM
4. 2026-06-16
   days on market $170,000 Active 117 DOM
5. 2026-06-15
   days on market $170,000 Active 116 DOM
6. 2026-06-14
   days on market $170,000 Active 114 DOM
7. 2026-06-13
   days on market $170,000 Active 113 DOM
8. 2026-06-10
   days on market $170,000 Active 111 DOM
9. 2026-06-09
   days on market $170,000 Active 110 DOM
10. 2026-06-08
    days on market $170,000 Active 109 DOM
11. 2026-06-07
    days on market $170,000 Active 108 DOM
12. 2026-06-05
    days on market $170,000 Active 105 DOM
13. 2026-06-03
    days on market $170,000 Active 104 DOM
14. 2026-06-02
    days on market $170,000 Active 103 DOM
15. 2026-06-01
    days on market $170,000 Active 102 DOM
16. 2026-05-31
    days on market $170,000 Active 101 DOM
17. 2026-05-30
    days on market $170,000 Active 100 DOM
18. 2026-05-13
    price $170,000 659-char remark

    Show marketing remark (659 chars)

    Unique opportunity with two homes on one property! Whether you're looking for an investment property, multi-generational living, or a place to live with rental income potential, this property offers flexibility and value. 3292 is a brick ranch featuring approximately 1,673 sq ft with 2 bedrooms and 2 baths. This home needs some TLC but has great bones and plenty of potential to make it your own. 3294 is a charming cottage offering approximately 1,370 sq ft with 3 bedrooms and 1 bath. Full of character, this home would make a great rental, guest house, or mother-in-law residence. Live in one and rent the other, or add both to your investment portfolio.

19. 2026-02-19
    listed $225,000 Active 659-char remark

    Show marketing remark (659 chars)

    Unique opportunity with two homes on one property! Whether you're looking for an investment property, multi-generational living, or a place to live with rental income potential, this property offers flexibility and value. 3292 is a brick ranch featuring approximately 1,673 sq ft with 2 bedrooms and 2 baths. This home needs some TLC but has great bones and plenty of potential to make it your own. 3294 is a charming cottage offering approximately 1,370 sq ft with 3 bedrooms and 1 bath. Full of character, this home would make a great rental, guest house, or mother-in-law residence. Live in one and rent the other, or add both to your investment portfolio.

20. 2007-05-25
    soldstatus $93,000

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $1,343 · $112/mo
• Expected delta: +$752/yr (+$63/mo · 127.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $20,186
• − Mortgage interest: −$9,523
• − Property taxes: −$591
• − Insurance: −$850
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$4,945
• Taxable income: $1,048
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $3,557/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: Jones County School District
• NCES district ID: 2802280
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $41,051
• Composite: 33.24/100
• National rank: #5520
• State rank: #40 of 130 in MS

Livability — Laurel

• Score: 66/100
• State rank: #92
• US rank: #11413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,111
• Population (ZIP): 20,111

Population outlook (Jones County) Hauer SSP2

• Today (2025): 68,800 people
• By 2030: 68,773 · +-0.0%
• By 2040: 68,087 · -1.0%
• By 2050: 66,241 · -3.7%
• By 2075: 58,600 · -14.8%
• By 2100: 45,744 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Hispanic / Latino 6% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+46.8) · D 26.2% · R 73.0%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.6pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+42.2 2016: R+43.6 2012: R+38.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.63%
• Current HPI: 126.2541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+82.8% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $170,000 LBOR
• 2026-02-19 Listed $225,000 LBOR
• 2007-05-25 Sold (Public Records) $93,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $591 · -46.7% YoY. Source: county tax records.