1433 Hendricks St · Columbia, MS 39429

$74,900

3 bd · 2.0 ba · 1,354 sqft · SingleFamily · 64 Days on market

Built 1964 Good condition $55/sqft · 14% above area Est $65k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable home in a convenient Columbia location? This three-bed, two-bath property sits within walking distance of John J. Jefferson Middle School and offers a blend of original charm and practical updates. The home features classic hardwood floors and original windows, complemented by new vinyl plank flooring in the kitchen and primary bedroom. The primary suite includes a bathroom with his-and-her sinks and a spacious tub/shower combo highlighted by recessed lighting. The living room provides a comfortable space for family gatherings, and the kitchen comes equipped with all appliances. Out back, a wooden deck creates an inviting spot for hosting get-togethers or enjoying quiet evenings outdoors. In addition to the home's generously sized lot, an adjacent parcel is included in the sale, offering extra space and value.

Key facts

• His and her sinks
• Recessed lighting
• Built 1964

Tags

• CLASSIC HARDWOOD FLOORS
• NEW VINYL PLANK FLOORING
• PRIMARY SUITE BATHROOM
• HIS AND HER SINKS
• SPACIOUS TUB SHOWER COMBO
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#154 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: schools D, health & safety D, amenities F.
• Columbia School District (town): math 39% / reading 39% proficiency, ranked #45 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -33% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.77% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.24%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $65,486
• List price: $74,900
• Delta: 14.38%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.03×
• Total profit: $21,544
• Equity at exit: $11,168

10-year hold

• IRR: 32.7%
• Equity multiple: 3.97×
• Total profit: $62,185
• Equity at exit: $6,476

Cash invested: $20,972 (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 39429

• Active inventory: 133
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $529

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 55%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $74,900 Active 64 DOM
2. 2026-06-17
   days on market $74,900 Active 63 DOM
3. 2026-06-16
   days on market $74,900 Active 62 DOM
4. 2026-06-15
   days on market $74,900 Active 61 DOM
5. 2026-06-13
   days on market $74,900 Active 59 DOM
6. 2026-06-12
   days on market $74,900 Active 58 DOM
7. 2026-06-09
   days on market $74,900 Active 55 DOM
8. 2026-06-08
   days on market $74,900 Active 54 DOM
9. 2026-06-07
   days on market $74,900 Active 53 DOM
10. 2026-06-07
    days on market $74,900 Active 52 DOM
11. 2026-06-04
    days on market $74,900 Active 49 DOM
12. 2026-06-02
    days on market $74,900 Active 48 DOM
13. 2026-06-01
    days on market $74,900 Active 47 DOM
14. 2026-05-31
    days on market $74,900 Active 46 DOM
15. 2026-04-15
    listed $79,900 Active 847-char remark

    Show marketing remark (847 chars)

    Looking for an affordable home in a convenient Columbia location? This three-bed, two-bath property sits within walking distance of John J. Jefferson Middle School and offers a blend of original charm and practical updates. The home features classic hardwood floors and original windows, complemented by new vinyl plank flooring in the kitchen and primary bedroom. The primary suite includes a bathroom with his-and-her sinks and a spacious tub/shower combo highlighted by recessed lighting. The living room provides a comfortable space for family gatherings, and the kitchen comes equipped with all appliances. Out back, a wooden deck creates an inviting spot for hosting get-togethers or enjoying quiet evenings outdoors. In addition to the home's generously sized lot, an adjacent parcel is included in the sale, offering extra space and value.

16. 2024-03-06
    historical
17. 2024-01-19
    listed $97,500 Active
18. 2024-01-12
    listed $97,500 Active
19. 2023-11-09
    price $97,500
20. 2023-11-02
    historical
21. 2023-10-18
    price $97,000
22. 2023-10-18
    price $97,000
23. 2023-04-27
    price $99,700
24. 2023-04-26
    price $99,700
25. 2023-03-31
    price $105,900
26. 2023-03-24
    price $105,900
27. 2023-01-26
    price $113,900
28. 2022-11-21
    listed $113,900 Active
29. 2022-11-01
    listed $120,000 Active
30. 2021-11-10
    historical
31. 2021-06-14
    listed $49,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,891
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,179
• Taxable income: $5,476
• Est. tax owed @ 24.0%: −$1,314
• After-tax cash flow: $5,028/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This three-bedroom, two-bath home in Columbia, MS, offers a blend of original charm and practical updates, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace air conditioning unit — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace air conditioning unit — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Columbia School District
• NCES district ID: 2801170
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $31,192
• Composite: 31.87/100
• National rank: #5866
• State rank: #45 of 130 in MS

Livability — Columbia

• Score: 63/100
• State rank: #154
• US rank: #15293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, MS
• Population (ZIP): 16,583

Population outlook (Marion County) Hauer SSP2

• Today (2025): 22,813 people
• By 2030: 21,301 · -6.6%
• By 2040: 18,176 · -20.3%
• By 2050: 15,215 · -33.3%
• By 2075: 9,388 · -58.8%
• By 2100: 5,335 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.6) · D 28.7% · R 70.4%
• 2008→2024 swing: -10.2pp toward R · 2008: -31.4pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+36.8 2016: R+36.0 2012: R+29.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.11%
• Current HPI: 132.3278
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+61.4% since first listed

17 events — show timeline

• 2026-04-15 Listed $79,900 HAAR
• 2024-03-06 Listing Removed — MLSU
• 2024-01-19 Listed $97,500 HAAR
• 2024-01-12 Listed $97,500 MLSU
• 2023-11-09 Price Changed $97,500 HAAR
• 2023-11-02 Listing Removed — MLSU
• 2023-10-18 Price Changed $97,000 MLSU
• 2023-10-18 Price Changed $97,000 HAAR
• 2023-04-27 Price Changed $99,700 HAAR
• 2023-04-26 Price Changed $99,700 MLSU
• 2023-03-31 Price Changed $105,900 MLSU
• 2023-03-24 Price Changed $105,900 HAAR
• 2023-01-26 Price Changed $113,900 MLSU
• 2022-11-21 Listed $113,900 HAAR
• 2022-11-01 Listed $120,000 MLSU
• 2021-11-10 Listing Removed — MLSU
• 2021-06-14 Listed $49,500 MLSU