707 N Rankin St · Natchez, MS 39120

$375,000

4 bd · 1.0 ba · 4,012 sqft · SingleFamily public records · 147 Days on market

Built 1898 0.82 ac lot $93/sqft · 8% below area Est $488k · 23% under

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Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 1898 Victorian with double wrap around galleries on large lot just under 1 acre with patio, shed/shop, carport and ample parking. Imagine lazy mornings with coffee on your private second-floor gallery or relaxing afternoons greeting the neighbors passing by. The spacious hall flows into a formal parlor to the left and a large foyer with fireplace and window seat on the right. Wide pocket doors lead from the parlor into the dining room, giving the feeling of an open floor plan. Dining room could be converted into primary suite with bath just across hall. Sunroom with full bath and large closet could be an office, playroom or ground floor bedroom. You will love the bright spacious kitchen with island, banquette seating, Samsung gas stove, dishwasher, disposal and two freezer-fridge units (one LG and one Whirlpool.) Large walk-in pantry and adjoining utility closet create plenty of storage space. Two bedrooms upstairs open onto beautiful gallery and share a bathroom with clawfoot tub. The third bedroom has ensuite bath with jet tub and bidet. The fourth bedroom with mini kitchen, sitting/dining room and bath can be an in-law suite or income-producing rental apartment or B&B with separate entrance. Property will be sold as is. Off-street parking for multiple vehicles plus double carport, patio and large shed/workshop. Call for your showing today!! Square footage from recent appraisal.

Key facts

• Large foyer
• Large lot
• Wide pocket doors

Tags

• LARGE LOT
• PRIVATE SECOND-FLOOR GALLERY
• LARGE FOYER
• WIDE POCKET DOORS
• BRIGHT SPACIOUS KITCHEN
• LARGE WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (6.7% below list).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.4% in Natchez — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 283 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Adams County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $375k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% 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 $330,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1898 — 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: 0.93% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $487,811
• List price: $375,000
• Delta: -23.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Main St	0.49mi	3/2.0 (-1)	4,004 (-0%)	9mo	$329,000	$82	60
311 Jefferson St	0.40mi	5/3.0 (+1)	4,000 (-0%)	16mo	$595,000	$149	55
611 N Union St	0.09mi	4/4.5	3,435 (-14%)	5mo	$495,500	$144	54
309 S Commerce St	0.67mi	5/3.0 (+1)	4,000 (-0%)	8mo	$369,000	$92	48
300 Linton Ave	0.44mi	5/4.0 (+1)	4,489 (+12%)	8mo	$410,000	$91	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-26,966
• Equity at exit: $55,914

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $19,575
• Equity at exit: $32,423

Cash invested: $105,000 (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 39120

• Active inventory: 283
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $533

Break-even live

Break-even rent $2,825

Max offer price $375,000

Occupancy floor 80%

Sensitivity live

Price	-10% $746	-5% $639	+0% $533	+5% $427	+10% $321
Rent	-10% $257	-5% $395	+0% $533	+5% $672	+10% $810
Rate	-1.0pp $722	-0.5pp $629	base $533	+0.5pp $436	+1.0pp $337

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Devereaux Dr Natchez, MS	3.0	2.0	4000	$3,500	$0.88	45d	1	1.18mi

Listing history 19 events

1. 2026-06-21
   days on market $375,000 Active 147 DOM
2. 2026-06-21
   days on market $375,000 Active 146 DOM
3. 2026-06-18
   days on market $375,000 Active 144 DOM
4. 2026-06-17
   days on market $375,000 Active 143 DOM
5. 2026-06-16
   days on market $375,000 Active 142 DOM
6. 2026-06-15
   days on market $375,000 Active 141 DOM
7. 2026-06-13
   days on market $375,000 Active 139 DOM
8. 2026-06-12
   pricedays on market $375,000 Active 138 DOM
9. 2026-06-09
   days on market $399,999 Active 135 DOM
10. 2026-06-08
    days on market $399,999 Active 134 DOM
11. 2026-06-07
    days on market $399,999 Active 133 DOM
12. 2026-06-07
    days on market $399,999 Active 132 DOM
13. 2026-06-04
    days on market $399,999 Active 129 DOM
14. 2026-06-02
    days on market $399,999 Active 128 DOM
15. 2026-06-01
    days on market $399,999 Active 127 DOM
16. 2026-05-31
    days on market $399,999 Active 126 DOM
17. 2026-02-19
    price $399,999 1430-char remark

    Show marketing remark (1430 chars)

    Beautiful 1898 Victorian with double wrap around galleries on large lot just under 1 acre with patio, shed/shop, carport and ample parking. Imagine lazy mornings with coffee on your private second-floor gallery or relaxing afternoons greeting the neighbors passing by. The spacious hall flows into a formal parlor to the left and a large foyer with fireplace and window seat on the right. Wide pocket doors lead from the parlor into the dining room, giving the feeling of an open floor plan. Dining room could be converted into primary suite with bath just across hall. Sunroom with full bath and large closet could be an office, playroom or ground floor bedroom. You will love the bright spacious kitchen with island, banquette seating, Samsung gas stove, dishwasher, disposal and two freezer-fridge units (one LG and one Whirlpool.) Large walk-in pantry and adjoining utility closet create plenty of storage space. Two bedrooms upstairs open onto beautiful gallery and share a bathroom with clawfoot tub. The third bedroom has ensuite bath with jet tub and bidet. The fourth bedroom with mini kitchen, sitting/dining room and bath can be an in-law suite or income-producing rental apartment or B&B with separate entrance. Property will be sold as is. Off-street parking for multiple vehicles plus double carport, patio and large shed/workshop. Call for your showing today!! Square footage from recent appraisal.

18. 2026-01-25
    listed $410,000 Active 1430-char remark

    Show marketing remark (1430 chars)

    Beautiful 1898 Victorian with double wrap around galleries on large lot just under 1 acre with patio, shed/shop, carport and ample parking. Imagine lazy mornings with coffee on your private second-floor gallery or relaxing afternoons greeting the neighbors passing by. The spacious hall flows into a formal parlor to the left and a large foyer with fireplace and window seat on the right. Wide pocket doors lead from the parlor into the dining room, giving the feeling of an open floor plan. Dining room could be converted into primary suite with bath just across hall. Sunroom with full bath and large closet could be an office, playroom or ground floor bedroom. You will love the bright spacious kitchen with island, banquette seating, Samsung gas stove, dishwasher, disposal and two freezer-fridge units (one LG and one Whirlpool.) Large walk-in pantry and adjoining utility closet create plenty of storage space. Two bedrooms upstairs open onto beautiful gallery and share a bathroom with clawfoot tub. The third bedroom has ensuite bath with jet tub and bidet. The fourth bedroom with mini kitchen, sitting/dining room and bath can be an in-law suite or income-producing rental apartment or B&B with separate entrance. Property will be sold as is. Off-street parking for multiple vehicles plus double carport, patio and large shed/workshop. Call for your showing today!! Square footage from recent appraisal.

19. 2018-04-23
    soldstatus $150,000

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $2,963 · $247/mo
• Expected delta: +$1,656/yr (+$138/mo · 126.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $42,000
• − Mortgage interest: −$21,006
• − Property taxes: −$1,306
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$10,909
• Taxable income: $184
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $6,356/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchez, MS
• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+166.7% since first listed

3 events — show timeline

• 2026-02-19 Price Changed $399,999 MLSU
• 2026-01-25 Listed $410,000 MLSU
• 2018-04-23 Sold (Public Records) $150,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,306 · -2.1% YoY. Source: county tax records.