137 Anderson St · Quitman, MS 39355

$102,500

4 bd · 1.0 ba · 2,264 sqft · SingleFamily public records · 587 Days on market

Built 1955 0.78 ac lot $45/sqft · 30% below area Est $146k · 30% under

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Welcome Home! This charming property is situated on a spacious corner lot in a peaceful neighborhood, just minutes away from schools, a sports complex, and local dining options. Conveniently located 25 miles from Meridian and 28 miles from Waynesboro, this home offers the perfect balance of tranquility and accessibility. Featuring four bedrooms and two and a half bathrooms, this residence is move-in ready while still offering plenty of potential for updates and renovations. Enjoy energy-efficient living with gas heaters, a gas stove, and a gas hot water heater. Don't miss out on this opportunity! Call to schedule your showing today!

Key facts

• 0.78 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $90k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#153 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.
• Quitman School District (rural): math 13% / reading 18% proficiency, ranked #106 of 130 in MS (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $156 of equity ($709 loan paydown + $-553 appreciation (-0.5% local appreciation)).
• Clarke County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 587 days — a 12% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $48k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $90,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 587 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.26% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $146,377
• List price: $102,500
• Delta: -29.98%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 E Church St	0.32mi	3/3.0 (-1)	2,316 (+2%)	6mo	$248,000	$107	64
100 Patton Pl	0.47mi	4/3.0	2,336 (+3%)	22mo	$190,000	$81	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.61×
• Total profit: $17,553
• Equity at exit: $27,028

10-year hold

• IRR: 18.5%
• Equity multiple: 2.94×
• Total profit: $55,642
• Equity at exit: $30,380

Cash invested: $28,700 (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 39355

• Home prices YoY: -0.5%
• Active inventory: 14
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $363

Break-even live

Break-even rent $836

Max offer price $102,500

Occupancy floor 67%

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $102,500 Active 587 DOM
2. 2026-06-18
   days on market $102,500 Active 586 DOM
3. 2026-06-17
   days on market $102,500 Active 585 DOM
4. 2026-06-16
   days on market $102,500 Active 584 DOM
5. 2026-06-15
   days on market $102,500 Active 583 DOM
6. 2026-06-14
   days on market $102,500 Active 581 DOM
7. 2026-06-12
   days on market $102,500 Active 580 DOM
8. 2026-06-09
   days on market $102,500 Active 577 DOM
9. 2026-06-08
   days on market $102,500 Active 576 DOM
10. 2026-06-07
    days on market $102,500 Active 575 DOM
11. 2026-06-05
    days on market $102,500 Active 572 DOM
12. 2026-06-03
    days on market $102,500 Active 571 DOM
13. 2026-06-02
    days on market $102,500 Active 570 DOM
14. 2026-06-01
    days on market $102,500 Active 569 DOM
15. 2026-05-31
    days on market $102,500 Active 568 DOM
16. 2026-05-30
    days on market $102,500 Active 567 DOM
17. 2025-07-08
    status Active 640-char remark

    Show marketing remark (640 chars)

    Welcome Home! This charming property is situated on a spacious corner lot in a peaceful neighborhood, just minutes away from schools, a sports complex, and local dining options. Conveniently located 25 miles from Meridian and 28 miles from Waynesboro, this home offers the perfect balance of tranquility and accessibility. Featuring four bedrooms and two and a half bathrooms, this residence is move-in ready while still offering plenty of potential for updates and renovations. Enjoy energy-efficient living with gas heaters, a gas stove, and a gas hot water heater. Don't miss out on this opportunity! Call to schedule your showing today!

18. 2025-06-30
    historical 640-char remark

    Show marketing remark (640 chars)

    Welcome Home! This charming property is situated on a spacious corner lot in a peaceful neighborhood, just minutes away from schools, a sports complex, and local dining options. Conveniently located 25 miles from Meridian and 28 miles from Waynesboro, this home offers the perfect balance of tranquility and accessibility. Featuring four bedrooms and two and a half bathrooms, this residence is move-in ready while still offering plenty of potential for updates and renovations. Enjoy energy-efficient living with gas heaters, a gas stove, and a gas hot water heater. Don't miss out on this opportunity! Call to schedule your showing today!

19. 2025-06-18
    price $102,500 640-char remark

    Show marketing remark (640 chars)

    Welcome Home! This charming property is situated on a spacious corner lot in a peaceful neighborhood, just minutes away from schools, a sports complex, and local dining options. Conveniently located 25 miles from Meridian and 28 miles from Waynesboro, this home offers the perfect balance of tranquility and accessibility. Featuring four bedrooms and two and a half bathrooms, this residence is move-in ready while still offering plenty of potential for updates and renovations. Enjoy energy-efficient living with gas heaters, a gas stove, and a gas hot water heater. Don't miss out on this opportunity! Call to schedule your showing today!

20. 2025-04-28
    price $105,000 640-char remark

    Show marketing remark (640 chars)

    Welcome Home! This charming property is situated on a spacious corner lot in a peaceful neighborhood, just minutes away from schools, a sports complex, and local dining options. Conveniently located 25 miles from Meridian and 28 miles from Waynesboro, this home offers the perfect balance of tranquility and accessibility. Featuring four bedrooms and two and a half bathrooms, this residence is move-in ready while still offering plenty of potential for updates and renovations. Enjoy energy-efficient living with gas heaters, a gas stove, and a gas hot water heater. Don't miss out on this opportunity! Call to schedule your showing today!

21. 2025-01-24
    price $120,000 640-char remark

    Show marketing remark (640 chars)

    Welcome Home! This charming property is situated on a spacious corner lot in a peaceful neighborhood, just minutes away from schools, a sports complex, and local dining options. Conveniently located 25 miles from Meridian and 28 miles from Waynesboro, this home offers the perfect balance of tranquility and accessibility. Featuring four bedrooms and two and a half bathrooms, this residence is move-in ready while still offering plenty of potential for updates and renovations. Enjoy energy-efficient living with gas heaters, a gas stove, and a gas hot water heater. Don't miss out on this opportunity! Call to schedule your showing today!

22. 2024-11-19
    price $135,000 640-char remark

    Show marketing remark (640 chars)

    Welcome Home! This charming property is situated on a spacious corner lot in a peaceful neighborhood, just minutes away from schools, a sports complex, and local dining options. Conveniently located 25 miles from Meridian and 28 miles from Waynesboro, this home offers the perfect balance of tranquility and accessibility. Featuring four bedrooms and two and a half bathrooms, this residence is move-in ready while still offering plenty of potential for updates and renovations. Enjoy energy-efficient living with gas heaters, a gas stove, and a gas hot water heater. Don't miss out on this opportunity! Call to schedule your showing today!

23. 2024-10-25
    listed $150,000 Active 640-char remark

    Show marketing remark (640 chars)

    Welcome Home! This charming property is situated on a spacious corner lot in a peaceful neighborhood, just minutes away from schools, a sports complex, and local dining options. Conveniently located 25 miles from Meridian and 28 miles from Waynesboro, this home offers the perfect balance of tranquility and accessibility. Featuring four bedrooms and two and a half bathrooms, this residence is move-in ready while still offering plenty of potential for updates and renovations. Enjoy energy-efficient living with gas heaters, a gas stove, and a gas hot water heater. Don't miss out on this opportunity! Call to schedule your showing today!

24. 2015-05-22
    soldstatus 361-char remark

    Show marketing remark (361 chars)

    The large and beautiful corner lot is a wonderful setting for this spacious home in a very desirable neighborhood. Boasting a fenced backyard and a covered patio, the property has inviting living areas in which to relax and entertain. A nice bonus is the the large wired workshop off the garage--perfect for many potential uses. Call for an appointment to view!

25. 2012-12-24
    listed $75,000 361-char remark

    Show marketing remark (361 chars)

    The large and beautiful corner lot is a wonderful setting for this spacious home in a very desirable neighborhood. Boasting a fenced backyard and a covered patio, the property has inviting living areas in which to relax and entertain. A nice bonus is the the large wired workshop off the garage--perfect for many potential uses. Call for an appointment to view!

26. 2005-12-06
    soldstatus

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: $15,549
• − Mortgage interest: −$5,742
• − Property taxes: −$962
• − Insurance: −$512
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,982
• Taxable income: $2,863
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $3,671/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: Quitman School District
• NCES district ID: 2803780
• Math proficiency: 13% ▼ -18.00%
• Reading proficiency: 18% ▼ -10.00%
• Median HH income: $30,062
• Composite: 12.26/100
• National rank: #9646
• State rank: #106 of 130 in MS

Livability — Quitman

• Score: 63/100
• State rank: #153
• US rank: #15260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quitman, MS
• Population (ZIP): 6,056

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 14,792 people
• By 2030: 14,085 · -4.8%
• By 2040: 12,619 · -14.7%
• By 2050: 11,225 · -24.1%
• By 2075: 8,511 · -42.5%
• By 2100: 6,820 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 32% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Clarke

• 2024 margin: Solid R (+35.2) · D 32.1% · R 67.3%
• 2008→2024 swing: -10.1pp toward R · 2008: -25.1pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+30.9 2016: R+32.8 2012: R+23.9 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.54%
• Current HPI: 110.0748
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+36.7% since first listed

10 events — show timeline

• 2025-07-08 Relisted — MLSU
• 2025-06-30 Listing Removed — MLSU
• 2025-06-18 Price Changed $102,500 MLSU
• 2025-04-28 Price Changed $105,000 MLSU
• 2025-01-24 Price Changed $120,000 MLSU
• 2024-11-19 Price Changed $135,000 MLSU
• 2024-10-25 Listed $150,000 MLSU
• 2015-05-22 Sold (MLS) — EMR
• 2012-12-24 Listed $75,000 EMR
• 2005-12-06 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $962 · -48.9% YoY. Source: county tax records.