10100 Vestry Rd · Benndale, MS 39573

$100,000

3 bd · 1.0 ba · 1,586 sqft · SingleFamily public records · 86 Days on market

Built 1965 2.00 ac lot $63/sqft · 35% below area Est $155k · 35% under ↓ 8% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home sits on approximately 2 acres and offers plenty of potential. It will need some updates and repairs, making it an excellent opportunity for an investor, rental property, or buyer looking for a project. With some work and personal touches, this property could be transformed into a great home.

Key facts

• 2 acre lot
• 3 parking spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 84 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 1.63% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (median comp): $155,000
• List price: $100,000
• Delta: -35.48%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 1.91×
• Total profit: $25,350
• Equity at exit: $14,910

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $75,553
• Equity at exit: $8,646

Cash invested: $28,000 (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 39573

• Home prices YoY: -12.6%
• Active inventory: 84
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $653

Break-even live

Break-even rent $803

Max offer price $100,000

Occupancy floor 55%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $100,000 Active 86 DOM
2. 2026-06-17
   days on market $100,000 Active 85 DOM
3. 2026-06-16
   price $100,000 Active 84 DOM
4. 2026-06-16
   days on market $110,000 Active 84 DOM
5. 2026-06-15
   days on market $110,000 Active 83 DOM
6. 2026-06-14
   days on market $110,000 Active 81 DOM
7. 2026-06-13
   days on market $110,000 Active 80 DOM
8. 2026-06-10
   days on market $110,000 Active 78 DOM
9. 2026-06-09
   days on market $110,000 Active 77 DOM
10. 2026-06-08
    days on market $110,000 Active 76 DOM
11. 2026-06-07
    days on market $110,000 Active 75 DOM
12. 2026-06-05
    days on market $110,000 Active 72 DOM
13. 2026-06-03
    days on market $110,000 Active 71 DOM
14. 2026-06-02
    days on market $110,000 Active 70 DOM
15. 2026-06-01
    days on market $110,000 Active 69 DOM
16. 2026-05-31
    days on market $110,000 Active 68 DOM
17. 2026-05-30
    days on market $110,000 Active 67 DOM
18. 2026-03-24
    listed $110,000 Active 302-char remark

    Show marketing remark (302 chars)

    This home sits on approximately 2 acres and offers plenty of potential. It will need some updates and repairs, making it an excellent opportunity for an investor, rental property, or buyer looking for a project. With some work and personal touches, this property could be transformed into a great home.

19. 2026-01-26
    status Active
20. 2025-12-05
    status Pending
21. 2025-12-05
    historical
22. 2025-10-16
    price $110,000
23. 2025-09-30
    price $115,000
24. 2025-09-20
    listed $120,000 Active

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $816 · $68/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $19,544
• − Mortgage interest: −$5,602
• − Property taxes: −$816
• − Insurance: −$500
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$2,909
• Taxable income: $6,591
• Est. tax owed @ 24.0%: −$1,582
• After-tax cash flow: $6,249/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Benndale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,770

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.85%
• Current HPI: 185.9356
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

7 events — show timeline

• 2026-03-24 Listed $110,000 MLSU
• 2026-01-26 Relisted — MLSU
• 2025-12-05 Pending — MLSU
• 2025-12-05 Listing Removed — MLSU
• 2025-10-16 Price Changed $110,000 MLSU
• 2025-09-30 Price Changed $115,000 MLSU
• 2025-09-20 Listed $120,000 MLSU

Property tax history

+5.3%/yr

Latest (2025): $816 · +8.0% YoY. Source: county tax records.