209 W Cayuga St · Crystal Springs, MS 39059

$79,500

2 bd · 2.0 ba · 972 sqft · SingleFamily public records · 60 Days on market

Built 1930 0.39 ac lot $82/sqft · 26% below area Est $137k · 42% under

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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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable Cottage style 1.5 story home just awaits a new buyer! Upon entrance you find a covered front and side porch. Front foyer leads you into the spacious and open floor plan which incorporates the family room, kitchen and dining room. Enjoy your time with the family as you sit by the gas fireplace or dining area. Kitchen appliances include refrigerator, gas stove, built in microwave, dishwasher and washer and dryer. Primary bedroom is downstairs and has its own sitting area! Primary bath area includes a walk in shower, pedestal sink and is open to the laundry area. Upstairs features a nice size bedroom along with storage. Guest bath features a claw foot tub. There is a screen in back porch which overlooks the cyclone fenced in area for the kids to play or a place to house the dogs or cats! There is a two storage area which could be upgraded into a workshop or nice storage area. Bonus of an additional lot which adjoins this property and has an address of 106 Copley. With just a little TLC this would be the perfect home if you are considering downsizing or just getting started! Cheaper than renting!!

Key facts

• Screen in back porch
• Gas fireplace
• Walk in shower

Tags

• COVERED FRONT AND SIDE PORCH
• GAS FIREPLACE
• WALK IN SHOWER
• CLAW FOOT TUB
• SCREEN IN BACK PORCH
• CYCLONE FENCED IN AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 5.1% in Crystal Springs — 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 59/100 on livability (#252 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 56 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.
• Current owner paid $26k; list at $80k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.61% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.27%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $137,399
• List price: $79,500
• Delta: -42.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 N Raymond St	0.24mi	2/2.0	1,074 (+10%)	14mo	$97,500	$91	59

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $16,982
• Equity at exit: $11,854

10-year hold

• IRR: 27.2%
• Equity multiple: 3.39×
• Total profit: $53,283
• Equity at exit: $6,874

Cash invested: $22,260 (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 39059

• Home prices YoY: -15.9%
• Active inventory: 56
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $469

Break-even live

Break-even rent $684

Max offer price $79,500

Occupancy floor 58%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   status $79,500 Pending 60 DOM
2. 2026-06-08
   days on market $79,500 Active 60 DOM
3. 2026-06-07
   days on market $79,500 Active 59 DOM
4. 2026-06-07
   days on market $79,500 Active 58 DOM
5. 2026-06-04
   days on market $79,500 Active 55 DOM
6. 2026-06-02
   days on market $79,500 Active 54 DOM
7. 2026-06-01
   days on market $79,500 Active 53 DOM
8. 2026-05-31
   days on market $79,500 Active 52 DOM
9. 2026-04-08
   listed $79,500 Active 1134-char remark

   Show marketing remark (1134 chars)

   Comfortable Cottage style 1.5 story home just awaits a new buyer! Upon entrance you find a covered front and side porch. Front foyer leads you into the spacious and open floor plan which incorporates the family room, kitchen and dining room. Enjoy your time with the family as you sit by the gas fireplace or dining area. Kitchen appliances include refrigerator, gas stove, built in microwave, dishwasher and washer and dryer. Primary bedroom is downstairs and has its own sitting area! Primary bath area includes a walk in shower, pedestal sink and is open to the laundry area. Upstairs features a nice size bedroom along with storage. Guest bath features a claw foot tub. There is a screen in back porch which overlooks the cyclone fenced in area for the kids to play or a place to house the dogs or cats! There is a two storage area which could be upgraded into a workshop or nice storage area. Bonus of an additional lot which adjoins this property and has an address of 106 Copley. With just a little TLC this would be the perfect home if you are considering downsizing or just getting started! Cheaper than renting!!

10. 2016-03-31
    soldstatus $26,000
11. 2016-03-29
    soldstatus 1158-char remark

    Show marketing remark (1158 chars)

    Cozy 2 story, 1940's cottage, saturated with charm and unique architectural designs. The downstairs offers an open floor plan complete with original hardwood floors, bead board walls, kitchen cabinets and much more. A gas fireplace in the living room completes the homey appeal. This house has 2 full baths with claw bath tubs and showers. The master bedroom is large with an additional sitting room area and a walk in closet/storage area. The second floor is currently used as a 2nd bedroom/suite and has the potential to be a third bedroom, play room, or office. A large wrap around porch is the perfect spot to sip cold sweet tea on a hot summer day while looking out over your spacious back yard and a screened in back porch provides an additional more private respite retreat. This property also includes a separate two-story guest house that could be used as a separate house for in-laws or a rental property. This structure has been equipped with its own electrical box already. There is also an additional piece of adjacent property included with this sale. This adorable home needs some minor TLC to make this charmer the perfect place to call home.

12. 2015-06-05
    listed $51,000 1158-char remark

    Show marketing remark (1158 chars)

    Cozy 2 story, 1940's cottage, saturated with charm and unique architectural designs. The downstairs offers an open floor plan complete with original hardwood floors, bead board walls, kitchen cabinets and much more. A gas fireplace in the living room completes the homey appeal. This house has 2 full baths with claw bath tubs and showers. The master bedroom is large with an additional sitting room area and a walk in closet/storage area. The second floor is currently used as a 2nd bedroom/suite and has the potential to be a third bedroom, play room, or office. A large wrap around porch is the perfect spot to sip cold sweet tea on a hot summer day while looking out over your spacious back yard and a screened in back porch provides an additional more private respite retreat. This property also includes a separate two-story guest house that could be used as a separate house for in-laws or a rental property. This structure has been equipped with its own electrical box already. There is also an additional piece of adjacent property included with this sale. This adorable home needs some minor TLC to make this charmer the perfect place to call home.

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,088 · $91/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 · 20 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: $15,333
• − Mortgage interest: −$4,453
• − Property taxes: −$1,088
• − Insurance: −$398
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,313
• Taxable income: $4,628
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $4,514/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Crystal Springs

• Score: 59/100
• State rank: #252
• US rank: #20290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Springs, MS
• City population: 12,065
• Population (ZIP): 12,065

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.34%
• Current HPI: 160.3583
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+55.9% since first listed

4 events — show timeline

• 2026-04-08 Listed $79,500 MLSU
• 2016-03-31 Sold (Public Records) $26,000 Public Records
• 2016-03-29 Sold (MLS) — MLSU
• 2015-06-05 Listed $51,000 MLSU

Property tax history

+9.8%/yr

Latest (2025): $1,088 · +13.4% YoY. Source: county tax records.