1606 Church St · Columbia, MS 39429

$199,900

4 bd · 1.0 ba · 2,256 sqft · SingleFamily public records · 13 Days on market

Built 1958 0.81 ac lot $89/sqft · 29% below area Est $281k · 29% under ↓ 7% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 2,256 sq. ft. brick home perfectly located in the highly desired Columbia School District and just minutes from everything Columbia has to offer! Featuring 4 bedrooms and 2 bathrooms, this home offers a comfortable and functional layout with plenty of room for the whole family. Step inside to find both a living room and a den, giving you flexible spaces for entertaining, relaxing, or creating a cozy family area. The formal dining room is ideal for hosting gatherings and holiday meals. The master bedroom includes its own private sitting area, offering the perfect retreat for reading, relaxing, or enjoying quiet time. Outside, you'll love the huge fenced-in backyard — perfect for kids, pets, and outdoor entertaining. The property also includes a detached two-car carport with a storage room, providing extra space for tools, equipment, or hobby needs. With its prime location, spacious layout, and timeless charm, this home has everything you've been searching for! Home to be sold AS-IS.

Key facts

• Formal dining room
• Living room
• Private sitting area

Tags

• BRICK HOME
• COLUMBIA SCHOOL DISTRICT
• LIVING ROOM
• DEN
• FORMAL DINING ROOM
• PRIVATE SITTING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (32.7% below list).
• Recommended offer: $134k (32.7% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,474 (32.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 12.4

CMA / ARV

• ARV (median comp): $281,418
• List price: $199,900
• Delta: -28.97%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1704 Ridgewood Dr	0.48mi	4/2.0	2,196 (-3%)	7mo	$289,900	$132	63
1510 Hickory Bnd	0.50mi	4/2.5	2,592 (+15%)	0mo	$269,000	$104	46

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-39,629
• Equity at exit: $29,806

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-44,123
• Equity at exit: $17,284

Cash invested: $55,972 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-112

Break-even live

Break-even rent $1,486

Max offer price $180,126

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $199,900 Active 13 DOM
2. 2026-06-17
   days on market $199,900 Active 12 DOM
3. 2026-06-16
   days on market $199,900 Active 11 DOM
4. 2026-06-15
   days on market $199,900 Active 10 DOM
5. 2026-06-13
   days on market $199,900 Active 8 DOM
6. 2026-06-12
   days on market $199,900 Active 7 DOM
7. 2026-06-09
   days on market $199,900 Active 4 DOM
8. 2026-06-08
   days on market $199,900 Active 3 DOM
9. 2026-06-07
   days on market $199,900 Active 2 DOM
10. 2026-06-07
    days on marketlisting id $199,900 Active 1 DOM
11. 2026-06-02
    days on market $199,900 Active 182 DOM
12. 2026-06-01
    days on market $199,900 Active 181 DOM
13. 2026-05-31
    days on market $199,900 Active 180 DOM
14. 2026-03-24
    price $199,900 1027-char remark

    Show marketing remark (1027 chars)

    Welcome to this spacious 2,256 sq. ft. brick home perfectly located in the highly desired Columbia School District and just minutes from everything Columbia has to offer! Featuring 4 bedrooms and 2 bathrooms, this home offers a comfortable and functional layout with plenty of room for the whole family. Step inside to find both a living room and a den, giving you flexible spaces for entertaining, relaxing, or creating a cozy family area. The formal dining room is ideal for hosting gatherings and holiday meals. The master bedroom includes its own private sitting area, offering the perfect retreat for reading, relaxing, or enjoying quiet time. Outside, you'll love the huge fenced-in backyard — perfect for kids, pets, and outdoor entertaining. The property also includes a detached two-car carport with a storage room, providing extra space for tools, equipment, or hobby needs. With its prime location, spacious layout, and timeless charm, this home has everything you've been searching for! Home to be sold AS-IS.

15. 2026-02-09
    price $205,000 1027-char remark

    Show marketing remark (1027 chars)

    Welcome to this spacious 2,256 sq. ft. brick home perfectly located in the highly desired Columbia School District and just minutes from everything Columbia has to offer! Featuring 4 bedrooms and 2 bathrooms, this home offers a comfortable and functional layout with plenty of room for the whole family. Step inside to find both a living room and a den, giving you flexible spaces for entertaining, relaxing, or creating a cozy family area. The formal dining room is ideal for hosting gatherings and holiday meals. The master bedroom includes its own private sitting area, offering the perfect retreat for reading, relaxing, or enjoying quiet time. Outside, you'll love the huge fenced-in backyard — perfect for kids, pets, and outdoor entertaining. The property also includes a detached two-car carport with a storage room, providing extra space for tools, equipment, or hobby needs. With its prime location, spacious layout, and timeless charm, this home has everything you've been searching for! Home to be sold AS-IS.

16. 2026-01-02
    price $210,000 1027-char remark

    Show marketing remark (1027 chars)

    Welcome to this spacious 2,256 sq. ft. brick home perfectly located in the highly desired Columbia School District and just minutes from everything Columbia has to offer! Featuring 4 bedrooms and 2 bathrooms, this home offers a comfortable and functional layout with plenty of room for the whole family. Step inside to find both a living room and a den, giving you flexible spaces for entertaining, relaxing, or creating a cozy family area. The formal dining room is ideal for hosting gatherings and holiday meals. The master bedroom includes its own private sitting area, offering the perfect retreat for reading, relaxing, or enjoying quiet time. Outside, you'll love the huge fenced-in backyard — perfect for kids, pets, and outdoor entertaining. The property also includes a detached two-car carport with a storage room, providing extra space for tools, equipment, or hobby needs. With its prime location, spacious layout, and timeless charm, this home has everything you've been searching for! Home to be sold AS-IS.

17. 2025-12-02
    listed $215,000 Active 1027-char remark

    Show marketing remark (1027 chars)

    Welcome to this spacious 2,256 sq. ft. brick home perfectly located in the highly desired Columbia School District and just minutes from everything Columbia has to offer! Featuring 4 bedrooms and 2 bathrooms, this home offers a comfortable and functional layout with plenty of room for the whole family. Step inside to find both a living room and a den, giving you flexible spaces for entertaining, relaxing, or creating a cozy family area. The formal dining room is ideal for hosting gatherings and holiday meals. The master bedroom includes its own private sitting area, offering the perfect retreat for reading, relaxing, or enjoying quiet time. Outside, you'll love the huge fenced-in backyard — perfect for kids, pets, and outdoor entertaining. The property also includes a detached two-car carport with a storage room, providing extra space for tools, equipment, or hobby needs. With its prime location, spacious layout, and timeless charm, this home has everything you've been searching for! Home to be sold AS-IS.

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$1,067/yr (+$89/mo · 208.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $16,137
• − Mortgage interest: −$11,198
• − Property taxes: −$512
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$5,815
• Taxable loss: −$4,970
• Est. tax savings @ 24.0%: +$1,193
• After-tax cash flow: $-151/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: 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

-7.0% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $199,900 HAAR
• 2026-02-09 Price Changed $205,000 HAAR
• 2026-01-02 Price Changed $210,000 HAAR
• 2025-12-02 Listed $215,000 HAAR

Property tax history

-0.5%/yr

Latest (2025): $512 · -6.8% YoY. Source: county tax records.