1273 Jonas Flaggs Rd · Utica, MS 39066

$125,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 164 Days on market

Built 1985 7.00 ac lot ↓ 13% since listing

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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 +12.2/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Livability +2.9/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Two-bedroom, one-bath brick home on Jonas Flagg Road in Edwards. Peaceful country setting on 7 acres — ideal for privacy, hobby farming, or outdoor recreation. Surrounded by mature trees and open space, with easy access from Hwy 27, just 15 miles from Vicksburg

Key facts

• Easy access
• 7 acres
• Open space

Tags

• BRICK HOME
• COUNTRY SETTING
• 7 ACRES
• MATURE TREES
• OPEN SPACE
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-24 ($-294/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (24.9% below list).
• Recommended offer: $94k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#294 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D-, amenities F, commute F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($864 loan paydown + $8k appreciation (6.8% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $93,908 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.75% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.15×
• Total profit: $40,229
• Equity at exit: $84,690

10-year hold

• IRR: 16.1%
• Equity multiple: 4.38×
• Total profit: $118,216
• Equity at exit: $159,154

Cash invested: $35,000 (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 39066

• Home prices YoY: 3.6%
• Active inventory: 10
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $-24

Break-even live

Break-even rent $970

Max offer price $120,675

Occupancy floor 98%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $125,000 Active 164 DOM
2. 2026-06-17
   days on market $125,000 Active 163 DOM
3. 2026-06-16
   days on market $125,000 Active 162 DOM
4. 2026-06-15
   days on market $125,000 Active 161 DOM
5. 2026-06-14
   days on market $125,000 Active 159 DOM
6. 2026-06-10
   days on market $125,000 Active 156 DOM
7. 2026-06-09
   days on market $125,000 Active 155 DOM
8. 2026-06-08
   days on market $125,000 Active 154 DOM
9. 2026-06-07
   days on market $125,000 Active 153 DOM
10. 2026-06-03
    days on market $125,000 Active 149 DOM
11. 2026-06-02
    days on market $125,000 Active 148 DOM
12. 2026-06-01
    days on market $125,000 Active 147 DOM
13. 2026-05-31
    days on market $125,000 Active 146 DOM
14. 2026-05-30
    days on market $125,000 Active 145 DOM
15. 2026-03-27
    price $125,000 267-char remark

    Show marketing remark (267 chars)

    Two-bedroom, one-bath brick home on Jonas Flagg Road in Edwards. Peaceful country setting on 7 acres — ideal for privacy, hobby farming, or outdoor recreation. Surrounded by mature trees and open space, with easy access from Hwy 27, just 15 miles from Vicksburg

16. 2026-01-13
    status Active 267-char remark

    Show marketing remark (267 chars)

    Two-bedroom, one-bath brick home on Jonas Flagg Road in Edwards. Peaceful country setting on 7 acres — ideal for privacy, hobby farming, or outdoor recreation. Surrounded by mature trees and open space, with easy access from Hwy 27, just 15 miles from Vicksburg

17. 2025-12-19
    historical 267-char remark

    Show marketing remark (267 chars)

    Two-bedroom, one-bath brick home on Jonas Flagg Road in Edwards. Peaceful country setting on 7 acres — ideal for privacy, hobby farming, or outdoor recreation. Surrounded by mature trees and open space, with easy access from Hwy 27, just 15 miles from Vicksburg

18. 2025-12-13
    status Active 267-char remark

    Show marketing remark (267 chars)

    Two-bedroom, one-bath brick home on Jonas Flagg Road in Edwards. Peaceful country setting on 7 acres — ideal for privacy, hobby farming, or outdoor recreation. Surrounded by mature trees and open space, with easy access from Hwy 27, just 15 miles from Vicksburg

19. 2025-12-04
    historical 267-char remark

    Show marketing remark (267 chars)

    Two-bedroom, one-bath brick home on Jonas Flagg Road in Edwards. Peaceful country setting on 7 acres — ideal for privacy, hobby farming, or outdoor recreation. Surrounded by mature trees and open space, with easy access from Hwy 27, just 15 miles from Vicksburg

20. 2025-12-01
    listed $143,900 Active 267-char remark

    Show marketing remark (267 chars)

    Two-bedroom, one-bath brick home on Jonas Flagg Road in Edwards. Peaceful country setting on 7 acres — ideal for privacy, hobby farming, or outdoor recreation. Surrounded by mature trees and open space, with easy access from Hwy 27, just 15 miles from Vicksburg

21. 1988-02-22
    soldstatus
22. 1987-06-23
    soldstatus
23. 1985-08-28
    soldstatus
24. 1984-10-15
    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: $705 · $59/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$282/yr (+$24/mo · 40.0%)

ⓘ 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 ≥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: $11,269
• − Mortgage interest: −$7,002
• − Property taxes: −$705
• − Insurance: −$625
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$3,636
• Taxable loss: −$2,502
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $307/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Utica

• Score: 57/100
• State rank: #294
• US rank: #22096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,486

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 30% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.76%
• Current HPI: 193.7841
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.1% since first listed

10 events — show timeline

• 2026-03-27 Price Changed $125,000 VWCBR
• 2026-01-13 Relisted — VWCBR
• 2025-12-19 Delisted — VWCBR
• 2025-12-13 Relisted — VWCBR
• 2025-12-04 Delisted — VWCBR
• 2025-12-01 Listed $143,900 VWCBR
• 1988-02-22 Sold (Public Records) — Public Records
• 1987-06-23 Sold (Public Records) — Public Records
• 1985-08-28 Sold (Public Records) — Public Records
• 1984-10-15 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $705 · +2.0% YoY. Source: county tax records.