None · Laurel, MS 39440

$14,500

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 714 Days on market

Built 1940 $11/sqft · 74% below area ↓ 59% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

Key facts

• Built 1940
• Listed 714 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $14k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.

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: schools D-, crime F, commute 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.
• Market conditions: 132 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 $100 of loan paydown is wiped out by about $435 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 714 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (59%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% 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 $12,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 714 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 11.05% ✓
• Cap rate: 103.15%
• Cash-on-cash: 345.92%
• DSCR: 16.39
• GRM: 0.8

CMA / ARV

• ARV (median comp): $55,130
• List price: $14,500
• Delta: -73.70%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 18.79×
• Total profit: $72,212
• Equity at exit: $2,162

10-year hold

• IRR: —
• Equity multiple: 40.15×
• Total profit: $158,949
• Equity at exit: $1,254

Cash invested: $4,060 (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: 132
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$76
• Tax from tax record: −$13 /mo · $158/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $1,170

Break-even live

Break-even rent $121

Max offer price $14,500

Occupancy floor 22%

Sensitivity live

Price	-10% $1,179	-5% $1,174	+0% $1,170	+5% $1,166	+10% $1,162
Rent	-10% $1,044	-5% $1,107	+0% $1,170	+5% $1,234	+10% $1,297
Rate	-1.0pp $1,178	-0.5pp $1,174	base $1,170	+0.5pp $1,167	+1.0pp $1,163

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: $3,625
• Closing costs: $435
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $14,500 Active 714 DOM
2. 2026-06-18
   days on market $14,500 Active 712 DOM
3. 2026-06-17
   days on market $14,500 Active 711 DOM
4. 2026-06-16
   days on market $14,500 Active 710 DOM
5. 2026-06-15
   days on market $14,500 Active 709 DOM
6. 2026-06-13
   days on market $14,500 Active 707 DOM
7. 2026-06-12
   days on market $14,500 Active 706 DOM
8. 2026-06-09
   days on market $14,500 Active 703 DOM
9. 2026-06-08
   days on market $14,500 Active 702 DOM
10. 2026-06-07
    days on market $14,500 Active 701 DOM
11. 2026-06-05
    days on market $14,500 Active 699 DOM
12. 2026-06-04
    days on market $14,500 Active 697 DOM
13. 2026-06-02
    days on market $14,500 Active 696 DOM
14. 2026-06-01
    days on market $14,500 Active 695 DOM
15. 2026-05-31
    days on market $14,500 Active 694 DOM
16. 2026-05-05
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

17. 2025-06-27
    status Active 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

18. 2025-06-27
    price $14,500 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

19. 2025-03-17
    price $15,900 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

20. 2024-09-24
    status Active 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

21. 2024-07-30
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

22. 2024-05-01
    status Active 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

23. 2024-05-01
    price $20,500 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

24. 2024-04-19
    historical 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

25. 2024-02-24
    price $29,500 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

26. 2023-09-05
    status Active 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

27. 2023-08-19
    historical 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

28. 2023-06-24
    listed $35,000 Active 386-char remark

    Show marketing remark (386 chars)

    This Property is SOLD AS IS. This 3 bedroom house is an investor's dream. It needs vision, love and care to get back to its natural glory. An investor or first time homeowner can make it a fixer upper project or use the conveniently location lot to build their dream home. The property is just around the corner from beautiful downtown Laurel MS and in the Jones County School District.

ⓘ 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: $158 · $13/mo
• Projected year-2 tax: $158 · $13/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $19,224
• − Mortgage interest: −$812
• − Property taxes: −$158
• − Insurance: −$72
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$422
• Taxable income: $14,684
• Est. tax owed @ 24.0%: −$3,524
• After-tax cash flow: $10,520/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

-58.6% since first listed

13 events — show timeline

• 2026-05-05 Pending — HAAR
• 2025-06-27 Relisted — HAAR
• 2025-06-27 Price Changed $14,500 HAAR
• 2025-03-17 Price Changed $15,900 HAAR
• 2024-09-24 Relisted — HAAR
• 2024-07-30 Pending — HAAR
• 2024-05-01 Relisted — HAAR
• 2024-05-01 Price Changed $20,500 HAAR
• 2024-04-19 Delisted — HAAR
• 2024-02-24 Price Changed $29,500 HAAR
• 2023-09-05 Relisted — HAAR
• 2023-08-19 Delisted — HAAR
• 2023-06-24 Listed $35,000 HAAR

Property tax history

-8.8%/yr

Latest (2025): $158 · -57.2% YoY. Source: county tax records.