3500 Corban · Fayette, MS 39069

$35,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 187 Days on market

Built 1960 0.30 ac lot ↓ 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Country living, fixer upper! Property has a tenant. 24 hour advance notice needed to view

Key facts

• 0.3 acre lot
• Built 1960
• Listed 187 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#245 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Jefferson County School District (rural): math 7% / reading 13% proficiency, ranked #119 of 130 in MS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Co Elem School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 424 students, 100% FRL); Jefferson Co Jr Hi (math 7% / reading 13%, grade F, #152 of 179 statewide, top 88%, 165 students, 100% FRL); Jefferson Co High (math 17% / reading 17%, grade F, #137 of 197 statewide, top 72%, 313 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $242 of loan paydown is wiped out by about $550 of value loss. Plan a longer hold.
• Jefferson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1960 — 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: 2.49% ✓
• Cap rate: 21.73%
• Cash-on-cash: 55.15%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.0%
• Equity multiple: 3.57×
• Total profit: $25,164
• Equity at exit: $7,497

10-year hold

• IRR: 58.8%
• Equity multiple: 7.21×
• Total profit: $60,845
• Equity at exit: $7,087

Cash invested: $9,800 (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 39069

• Home prices YoY: -2.1%
• Active inventory: 10
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $450

Break-even live

Break-even rent $302

Max offer price $35,000

Occupancy floor 43%

Sensitivity live

Price	-10% $470	-5% $460	+0% $450	+5% $440	+10% $431
Rent	-10% $381	-5% $416	+0% $450	+5% $485	+10% $519
Rate	-1.0pp $468	-0.5pp $459	base $450	+0.5pp $441	+1.0pp $432

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-02-28
   status Pending
2. 2025-12-17
   price $35,000
3. 2025-08-01
   listed $50,000 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: $489 · $41/mo
• Projected year-2 tax: $489 · $41/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,469
• − Mortgage interest: −$1,961
• − Property taxes: −$489
• − Insurance: −$175
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$1,018
• Taxable income: $5,151
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $4,168/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: Jefferson County School District
• NCES district ID: 2802220
• Math proficiency: 7% ▼ -7.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $25,293
• Composite: 7.24/100
• National rank: #9960
• State rank: #119 of 130 in MS

Livability — Fayette

• Score: 59/100
• State rank: #245
• US rank: #20165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,704

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 6,938 people
• By 2030: 6,583 · -5.1%
• By 2040: 5,834 · -15.9%
• By 2050: 5,238 · -24.5%
• By 2075: 4,303 · -38.0%
• By 2100: 3,754 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 5% Two or more races 5% White 3% Asian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid D (+66.3) · D 82.7% · R 16.4%
• 2008→2024 swing: -8.1pp toward R · 2008: 74.4pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+71.5 2016: D+73.8 2012: D+77.8 2008: D+74.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.57%
• Current HPI: 73.7723
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-30.0% since first listed

3 events — show timeline

• 2026-02-28 Pending — MLSU
• 2025-12-17 Price Changed $35,000 MLSU
• 2025-08-01 Listed $50,000 MLSU

Property tax history

+4.7%/yr

Latest (2025): $489 · +7.6% YoY. Source: county tax records.