143 Johns St · Shubuta, MS 39360

$97,500

4 bd · 2.0 ba · 1,715 sqft · SingleFamily · 101 Days on market

Built 1900 Est $99k · at est.

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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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +8.4/15.0
• 1% rule +6.8/10.0
• Appreciation +6.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Located at 143 Johns St in Shubuta, MS, this 4-bedroom, 2-bath home with a flex room offers plenty of space and character. High ceilings throughout enhance the open, airy feel, while window units and space heaters provide flexible climate control. Situated on a large lot, the property includes a storage building, offering extra space for tools, equipment, or hobbies. With room to spread out both inside and out, this home presents a great opportunity for buyers looking for space, functionality, and small-town living.

Key facts

• Storage building
• Large lot
• Flex room

Tags

• LARGE LOT
• STORAGE BUILDING
• FLEX ROOM
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#197 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety 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: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($674 loan paydown + $2k appreciation (2.3% 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 (2.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 88% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,725 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1900 — 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: 1.18% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $99,470
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Johns St	0.04mi	3/2.0 (-1)	1,888 (+10%)	7mo	$109,900	$58	70

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

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.85×
• Total profit: $23,244
• Equity at exit: $39,932

10-year hold

• IRR: 17.8%
• Equity multiple: 3.43×
• Total profit: $66,253
• Equity at exit: $58,659

Cash invested: $27,300 (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 39360

• Home prices YoY: 2.9%
• Active inventory: 18
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$511
• Tax est. 1.5%: −$122 /mo · $1,462/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $238

Break-even live

Break-even rent $853

Max offer price $97,500

Occupancy floor 74%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-07
   days on marketlisting id $97,500 Pending 101 DOM
2. 2026-05-14
   status Pending 521-char remark

   Show marketing remark (521 chars)

   Located at 143 Johns St in Shubuta, MS, this 4-bedroom, 2-bath home with a flex room offers plenty of space and character. High ceilings throughout enhance the open, airy feel, while window units and space heaters provide flexible climate control. Situated on a large lot, the property includes a storage building, offering extra space for tools, equipment, or hobbies. With room to spread out both inside and out, this home presents a great opportunity for buyers looking for space, functionality, and small-town living.

3. 2026-04-18
   status Pending
4. 2026-02-02
   listed $97,500 Active 521-char remark

   Show marketing remark (521 chars)

   Located at 143 Johns St in Shubuta, MS, this 4-bedroom, 2-bath home with a flex room offers plenty of space and character. High ceilings throughout enhance the open, airy feel, while window units and space heaters provide flexible climate control. Situated on a large lot, the property includes a storage building, offering extra space for tools, equipment, or hobbies. With room to spread out both inside and out, this home presents a great opportunity for buyers looking for space, functionality, and small-town living.

5. 2025-12-06
   listed $97,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 88% 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: $13,849
• − Mortgage interest: −$5,462
• − Property taxes: −$1,462
• − Insurance: −$488
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,836
• Taxable income: $1,385
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,523/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 — Shubuta

• Score: 61/100
• State rank: #197
• US rank: #18056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shubuta, MS
• Population (ZIP): 4,162

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 Black (61%)
• Race & ethnicity: Black 61% White 38% Two or more races 1%
• Common ancestry: Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Korean 2%

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: ▲ 2.28%
• Current HPI: 82.191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-14 Pending — LBOR
• 2026-04-18 Pending — HAAR
• 2026-02-02 Listed $97,500 LBOR
• 2025-12-06 Listed $97,500 HAAR