6 Ledbetter Dr · Purvis, MS 39475

$169,900

3 bd · 1.0 ba · 999 sqft · Other public records · 4 Days on market

Built 1960

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Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you searching for the perfect starter home or a great investment opportunity? This charming fixer-upper features 3 bedrooms and 1 bathroom and is conveniently located just outside the city limits of Purvis. Situated among established commercial properties, this home also offers excellent potential for commercial use, making it a versatile investment. The property includes a beautiful fenced yard, providing both privacy and space for outdoor enjoyment. With a little vision and renovation, you can transform this house into a highly desirable home or income-producing property. Don't miss your chance to unlock its full potential!

Key facts

• Renovated
• Fresh paint
• New hvac

Tags

• RENOVATED
• FRESH PAINT
• NEW FLOORING
• BUTCHER BLOCK COUNTERTOPS
• NEW LIGHT FIXTURES
• NEW HVAC

Property features AI

Exterior

• Parking: Attached carport; 1 carport space; Driveway (paved)
• Utilities: Septic tank
• Home design: Single-family residence; One story; Residential property
• Construction: Brick veneer construction; Raised foundation; Metal roof
• Exterior features: Chain link fencing; No additional exterior features listed

Interior

• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $43 ($513/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 $134k (21.3% below list).
• Recommended offer: $134k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#14 in MS, #4,557 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Purvis Lower Elementary (454 students, 99% FRL); Purvis Middle School (math 45% / reading 37%, grade F, #56 of 179 statewide, top 33%, 383 students, 99% FRL); Purvis High School (math 27% / reading 42%, grade F, #68 of 197 statewide, top 39%, 620 students, 100% FRL) — zoned schools average 99% FRL vs 43% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 107 active listings in the ZIP; 45 units permitted in Lamar County in 2024 (0 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.
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $133,743 (21.3% below list)

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.6

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-24,888
• Equity at exit: $25,333

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-18,485
• Equity at exit: $14,690

Cash invested: $47,572 (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 39475

• Home prices YoY: -31.4%
• Active inventory: 107
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $43

Break-even live

Break-even rent $1,283

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $139	-5% $91	+0% $43	+5% $-5	+10% $-53
Rent	-10% $-63	-5% $-10	+0% $43	+5% $96	+10% $148
Rate	-1.0pp $128	-0.5pp $86	base $43	+0.5pp $-1	+1.0pp $-46

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $169,900 Active 4 DOM
2. 2026-06-19
   days on market $169,900 Active 2 DOM
3. 2026-06-18
   remarks 434-char remark
4. 2026-06-18
   listed $169,900 Active 1 DOM

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$717/yr (+$60/mo · 114.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,049
• − Mortgage interest: −$9,517
• − Property taxes: −$625
• − Insurance: −$850
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,943
• Taxable loss: −$2,453
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $1,101/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Purvis

• Score: 74/100
• State rank: #14
• US rank: #4557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,585
• Population (ZIP): 14,585

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.82%
• Current HPI: 183.1373
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+79.0% since first listed

9 events — show timeline

• 2026-06-18 Listed $169,900 HAAR
• 2026-04-22 Sold (Public Records) — Public Records
• 2026-04-22 Sold (MLS) — MLSU
• 2026-04-22 Sold (MLS) — HAAR
• 2026-04-15 Pending — HAAR
• 2026-04-15 Pending — MLSU
• 2026-04-14 Relisted — HAAR
• 2026-04-13 Listed $94,900 HAAR
• 2026-04-11 Listed $94,900 MLSU

Property tax history

+3.4%/yr

Latest (2025): $625 · +3.0% YoY. Source: county tax records.