603 Norris St · Taylorsville, MS 39168

$51,999

3 bd · 1.5 ba · 2,034 sqft · Other · 161 Days on market

Built 1947 $26/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

EAGER for a QUICK Sale! Make an offer! Fix & Flip & make: $43,500 to $75,500 net profit! Fixer-Upper or Total Redo. Zillow has it estimated at $142,000 (but that's assuming it needs NO work) It obviously does. So, the house is listed for $89,001 BELOW Zillow's Avg estimate & $122,650 BELOW Zillow's high estimate. Plus, Zillow estimates are ALWAYS a lot LOWER than actual MARKET VALUE. We got rough estimates for all needed repairs from Contractors, ranging from $38,500 to $47,605. EAGER to sell, in order to purchase a multi-family in Texas. No real estate agents, just us. Make an offer & let's close! Thank you Anum & Arshad

Key facts

• Built 1947
• Listed 161 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $52k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#102 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools D-, amenities F.
• Smith County School District (rural): math 35% / reading 35% proficiency, ranked #55 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($359 loan paydown + $2k appreciation (4.3% local appreciation)).
• Smith County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% 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 $45,759 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1947 — 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. 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: 2.23% ✓
• Cap rate: 20.28%
• Cash-on-cash: 49.94%
• DSCR: 3.22
• GRM: 3.7

CMA / ARV

• ARV (median comp): $108,219
• List price: $51,999
• Delta: -51.95%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

4.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.7%
• Equity multiple: 4.33×
• Total profit: $48,520
• Equity at exit: $27,290

10-year hold

• IRR: 55.1%
• Equity multiple: 8.85×
• Total profit: $114,342
• Equity at exit: $45,389

Cash invested: $14,560 (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 39168

• Home prices YoY: 3.1%
• Active inventory: 16
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$15 /mo · $177/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $606

Break-even live

Break-even rent $391

Max offer price $51,999

Occupancy floor 43%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $51,999 Active 161 DOM
2. 2026-06-17
   days on market $51,999 Active 160 DOM
3. 2026-06-16
   days on market $51,999 Active 159 DOM
4. 2026-06-15
   days on market $51,999 Active 158 DOM
5. 2026-06-14
   days on market $51,999 Active 156 DOM
6. 2026-06-10
   days on market $51,999 Active 153 DOM
7. 2026-06-09
   days on market $51,999 Active 152 DOM
8. 2026-06-08
   days on market $51,999 Active 151 DOM
9. 2026-06-07
   days on market $51,999 Active 150 DOM
10. 2026-06-05
    days on market $51,999 Active 147 DOM
11. 2026-06-03
    days on market $51,999 Active 146 DOM
12. 2026-06-02
    days on market $51,999 Active 145 DOM
13. 2026-06-01
    days on market $51,999 Active 144 DOM
14. 2026-05-31
    days on market $51,999 Active 143 DOM
15. 2026-05-30
    days on market $51,999 Active 142 DOM
16. 2026-01-07
    listed $51,999 Active 665-char remark

    Show marketing remark (665 chars)

    EAGER for a QUICK Sale! Make an offer! Fix & Flip & make: $43,500 to $75,500 net profit! Fixer-Upper or Total Redo. Zillow has it estimated at $142,000 (but that's assuming it needs NO work) It obviously does. So, the house is listed for $89,001 BELOW Zillow's Avg estimate & $122,650 BELOW Zillow's high estimate. Plus, Zillow estimates are ALWAYS a lot LOWER than actual MARKET VALUE. We got rough estimates for all needed repairs from Contractors, ranging from $38,500 to $47,605. EAGER to sell, in order to purchase a multi-family in Texas. No real estate agents, just us. Make an offer & let's close! Thank you Anum & Arshad

17. 2024-12-23
    soldstatus $48,000
18. 2018-04-23
    soldstatus $48,000
19. 2018-04-19
    soldstatus 181-char remark

    Show marketing remark (181 chars)

    Check out this 3 bedroom brick home located in Taylorsville, MS. This home is located on a large lot and has lots of potential. With a little TLC this would make a great home place.

20. 2017-09-19
    listed $19,500 181-char remark

    Show marketing remark (181 chars)

    Check out this 3 bedroom brick home located in Taylorsville, MS. This home is located on a large lot and has lots of potential. With a little TLC this would make a great home place.

ⓘ 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: $177 · $15/mo
• Projected year-2 tax: $411 · $34/mo
• Expected delta: +$234/yr (+$19/mo · 132.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $13,900
• − Mortgage interest: −$2,913
• − Property taxes: −$177
• − Insurance: −$260
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,513
• Taxable income: $6,814
• Est. tax owed @ 24.0%: −$1,635
• After-tax cash flow: $5,636/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: Smith County School District
• NCES district ID: 2804020
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $36,791
• Composite: 29.09/100
• National rank: #6597
• State rank: #55 of 130 in MS

Livability — Taylorsville

• Score: 66/100
• State rank: #102
• US rank: #12306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorsville, MS
• Population (ZIP): 5,950

Population outlook (Smith County) Hauer SSP2

• Today (2025): 15,231 people
• By 2030: 14,658 · -3.8%
• By 2040: 13,448 · -11.7%
• By 2050: 12,234 · -19.7%
• By 2075: 9,527 · -37.4%
• By 2100: 7,537 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+60.7) · D 19.4% · R 80.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -51.7pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+56.0 2016: R+56.6 2012: R+50.2 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.30%
• Current HPI: 142.5348
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+166.7% since first listed

5 events — show timeline

• 2026-01-07 Listed $51,999 Fizber.com
• 2024-12-23 Sold (Public Records) $48,000 Public Records
• 2018-04-23 Sold (Public Records) $48,000 Public Records
• 2018-04-19 Sold (MLS) — LBOR
• 2017-09-19 Listed $19,500 LBOR

Property tax history

-12.9%/yr

Latest (2025): $177 · -89.2% YoY. Source: county tax records.