640 S Magnolia · Laurel, MS 39440

$79,000

8 bd · 0.0 ba · 3,219 sqft · Other public records · 13 Days on market

Built 1935 0.30 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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity! 4-plex investment opportunity featuring a mix of units including one 4/2, two 2/1s, and two 1/1s. New roof installed in 2021 and plumbing updates completed in 2024. Property needs work and is being sold as-is. Will qualify for 203k renovation financing or cash only. Great potential for value-add investors.

Key facts

• New roof installed
• 0.3 acre lot
• Built 1935

Tags

• 4 PLEX INVESTMENT OPPORTUNITY
• NEW ROOF INSTALLED
• PLUMBING UPDATES COMPLETED

What this means for you Summary

Snapshot

• This is a 8-bed/?-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).

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: crime F, commute F, employment F.
• Laurel School District (town): math 16% / reading 18% proficiency, ranked #101 of 130 in MS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Laurel Middle School (math 14% / reading 15%, grade F, #133 of 179 statewide, top 76%, 555 students, 100% FRL); Laurel High School (math 11% / reading 12%, grade F, #166 of 197 statewide, top 85%, 708 students, 100% FRL).
• Market conditions: 131 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y ago 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 1935 — 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 $79,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.14% ✓
• Cap rate: 18.23%
• Cash-on-cash: 42.64%
• DSCR: 2.90
• GRM: 3.9

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: 39.4%
• Equity multiple: 2.69×
• Total profit: $37,289
• Equity at exit: $11,779

10-year hold

• IRR: 45.8%
• Equity multiple: 5.39×
• Total profit: $97,051
• Equity at exit: $6,830

Cash invested: $22,120 (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: 131
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $786

Break-even live

Break-even rent $699

Max offer price $79,000

Occupancy floor 49%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-02-09
   soldstatus Closed 331-char remark

   Show marketing remark (331 chars)

   Investment Opportunity! 4-plex investment opportunity featuring a mix of units including one 4/2, two 2/1s, and two 1/1s. New roof installed in 2021 and plumbing updates completed in 2024. Property needs work and is being sold as-is. Will qualify for 203k renovation financing or cash only. Great potential for value-add investors.

2. 2026-01-28
   status Pending 331-char remark

   Show marketing remark (331 chars)

   Investment Opportunity! 4-plex investment opportunity featuring a mix of units including one 4/2, two 2/1s, and two 1/1s. New roof installed in 2021 and plumbing updates completed in 2024. Property needs work and is being sold as-is. Will qualify for 203k renovation financing or cash only. Great potential for value-add investors.

3. 2026-01-28
   status Pending

   Show marketing remark (331 chars)

   Investment Opportunity! 4-plex investment opportunity featuring a mix of units including one 4/2, two 2/1s, and two 1/1s. New roof installed in 2021 and plumbing updates completed in 2024. Property needs work and is being sold as-is. Will qualify for 203k renovation financing or cash only. Great potential for value-add investors.

4. 2026-01-15
   listed $79,000 Active
5. 2026-01-13
   listed $79,000 Active 331-char remark

   Show marketing remark (331 chars)

   Investment Opportunity! 4-plex investment opportunity featuring a mix of units including one 4/2, two 2/1s, and two 1/1s. New roof installed in 2021 and plumbing updates completed in 2024. Property needs work and is being sold as-is. Will qualify for 203k renovation financing or cash only. Great potential for value-add investors.

6. 2025-10-07
   status Active
7. 2025-07-29
   status Pending
8. 2025-04-23
   status Active
9. 2025-04-07
   price $82,500
10. 2025-03-24
    price $95,000
11. 2025-03-05
    price $105,000
12. 2025-01-27
    price $110,000
13. 2024-10-22
    listed $115,000 Active
14. 2024-06-13
    listed $135,000 Active
15. 2023-02-23
    soldstatus
16. 2020-05-14
    listed $65,000
17. 2005-04-26
    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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 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: $20,327
• − Mortgage interest: −$4,425
• − Property taxes: −$1,260
• − Insurance: −$395
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$2,298
• Taxable income: $8,696
• Est. tax owed @ 24.0%: −$2,087
• After-tax cash flow: $7,345/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: Laurel School District
• NCES district ID: 2802460
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $28,415
• Composite: 13.36/100
• National rank: #9535
• State rank: #101 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

• Census place: Laurel, MS
• 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

+21.5% since first listed

17 events — show timeline

• 2026-02-09 Sold (MLS) — HAAR
• 2026-01-28 Pending — HAAR
• 2026-01-28 Pending — LBOR
• 2026-01-15 Listed $79,000 LBOR
• 2026-01-13 Listed $79,000 HAAR
• 2025-10-07 Relisted — HAAR
• 2025-07-29 Pending — HAAR
• 2025-04-23 Relisted — HAAR
• 2025-04-07 Price Changed $82,500 HAAR
• 2025-03-24 Price Changed $95,000 HAAR
• 2025-03-05 Price Changed $105,000 HAAR
• 2025-01-27 Price Changed $110,000 HAAR
• 2024-10-22 Listed $115,000 HAAR
• 2024-06-13 Listed $135,000 HAAR
• 2023-02-23 Sold (MLS) — HAAR
• 2020-05-14 Listed $65,000 HAAR
• 2005-04-26 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,260 · +8.0% YoY. Source: county tax records.