1049 Johnson Ln · Port Gibson, MS 39150

$140,000

5 bd · 0.5 ba · 1,671 sqft · SingleFamily public records · 154 Days on market

Built 1950 1.00 ac lot

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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).

• Cash flow +13.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +4.2/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

BEAUTIFULLY RENOVATED, 5 BEDROOM 2 1/2 BATH HOME LOCATED ON 1 ACRE OF LAND, MOVE IN READY. THE HOME IS FRESHLY PAINTED BOTH INTERIOR AND EXTERIOR, NEW ROOF, NEW HVAC, ALL NEW FLOORING AND NEW LIGHT FIXTURES THROUGH OUT. ALSO NEWLY UPGRADED BATHROOMS AND A BEAUTIFUL FIREPLACE LOCTAED IN THE DEN OR BONUS ROOM. THIS HOME IS READY FOR A LARGE FAMILY AND A LARGE LOT READY FOR LARGE GATHERINGS. LOOKING FOR SPACE, THIS IS A MUST-SEE HOME.

Key facts

• New hvac
• New flooring
• New light fixtures

Tags

• 1 ACRE OF LAND
• NEW ROOF
• NEW HVAC
• NEW FLOORING
• NEW LIGHT FIXTURES
• NEWLY UPGRADED BATHROOMS

What this means for you Summary

Snapshot

• This is a 5-bed/0.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $13 ($153/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 $118k (16.0% below list).
• Recommended offer: $118k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#121 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Claiborne 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: A. W. Watson Elementary (math 3% / reading 11%, grade F, #352 of 375 statewide, top 94%, 533 students, 100% FRL); Port Gibson Middle School (math 9% / reading 14%, grade F, #149 of 179 statewide, top 84%, 280 students, 100% FRL); Port Gibson High School (math 12% / reading 12%, grade F, #164 of 197 statewide, top 84%, 375 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($968 loan paydown + $2k appreciation (1.4% local appreciation)).
• Claiborne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $117,578 (16.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.15×
• Total profit: $5,841
• Equity at exit: $50,373

10-year hold

• IRR: 7.1%
• Equity multiple: 1.90×
• Total profit: $35,396
• Equity at exit: $68,983

Cash invested: $39,200 (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 39150

• Home prices YoY: 1.9%
• Active inventory: 24
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $13

Break-even live

Break-even rent $1,160

Max offer price $140,000

Occupancy floor 94%

Sensitivity live

Price	-10% $92	-5% $52	+0% $13	+5% $-27	+10% $-66
Rent	-10% $-80	-5% $-34	+0% $13	+5% $59	+10% $106
Rate	-1.0pp $83	-0.5pp $48	base $13	+0.5pp $-24	+1.0pp $-60

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-22
   days on market $140,000 Active 154 DOM
2. 2026-06-21
   days on market $140,000 Active 153 DOM
3. 2026-06-19
   days on market $140,000 Active 151 DOM
4. 2026-06-18
   days on market $140,000 Active 150 DOM
5. 2026-06-17
   days on market $140,000 Active 149 DOM
6. 2026-06-16
   days on market $140,000 Active 148 DOM
7. 2026-06-15
   days on market $140,000 Active 147 DOM
8. 2026-06-14
   days on market $140,000 Active 145 DOM
9. 2026-06-12
   days on market $140,000 Active 144 DOM
10. 2026-06-09
    days on market $140,000 Active 141 DOM
11. 2026-06-08
    days on market $140,000 Active 140 DOM
12. 2026-06-07
    days on market $140,000 Active 139 DOM
13. 2026-06-05
    days on market $140,000 Active 136 DOM
14. 2026-06-03
    days on market $140,000 Active 135 DOM
15. 2026-06-02
    days on market $140,000 Active 134 DOM
16. 2026-06-01
    days on market $140,000 Active 133 DOM
17. 2026-05-31
    days on market $140,000 Active 132 DOM
18. 2026-05-30
    days on market $140,000 Active 131 DOM
19. 2026-04-23
    price $140,000 435-char remark

    Show marketing remark (435 chars)

    BEAUTIFULLY RENOVATED, 5 BEDROOM 2 1/2 BATH HOME LOCATED ON 1 ACRE OF LAND, MOVE IN READY. THE HOME IS FRESHLY PAINTED BOTH INTERIOR AND EXTERIOR, NEW ROOF, NEW HVAC, ALL NEW FLOORING AND NEW LIGHT FIXTURES THROUGH OUT. ALSO NEWLY UPGRADED BATHROOMS AND A BEAUTIFUL FIREPLACE LOCTAED IN THE DEN OR BONUS ROOM. THIS HOME IS READY FOR A LARGE FAMILY AND A LARGE LOT READY FOR LARGE GATHERINGS. LOOKING FOR SPACE, THIS IS A MUST-SEE HOME.

20. 2026-01-19
    listed $145,000 Active 435-char remark

    Show marketing remark (435 chars)

    BEAUTIFULLY RENOVATED, 5 BEDROOM 2 1/2 BATH HOME LOCATED ON 1 ACRE OF LAND, MOVE IN READY. THE HOME IS FRESHLY PAINTED BOTH INTERIOR AND EXTERIOR, NEW ROOF, NEW HVAC, ALL NEW FLOORING AND NEW LIGHT FIXTURES THROUGH OUT. ALSO NEWLY UPGRADED BATHROOMS AND A BEAUTIFUL FIREPLACE LOCTAED IN THE DEN OR BONUS ROOM. THIS HOME IS READY FOR A LARGE FAMILY AND A LARGE LOT READY FOR LARGE GATHERINGS. LOOKING FOR SPACE, THIS IS A MUST-SEE HOME.

21. 2025-09-02
    status Pending
22. 2025-09-02
    historical
23. 2025-08-06
    price $145,000
24. 2025-04-12
    price $149,900
25. 2025-03-15
    status Active
26. 2025-03-03
    historical
27. 2025-03-03
    historical
28. 2025-01-09
    price $155,000
29. 2024-09-03
    listed $159,900 Active
30. 2024-09-03
    listed $159,900
31. 2024-05-24
    soldstatus Closed
32. 2024-05-17
    status Pending
33. 2024-04-22
    price $29,900
34. 2024-03-13
    price $39,900
35. 2024-02-23
    listed $49,900 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: $1,483 · $124/mo
• Projected year-2 tax: $1,483 · $124/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 3/10 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: $14,109
• − Mortgage interest: −$7,842
• − Property taxes: −$1,483
• − Insurance: −$700
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$4,073
• Taxable loss: −$2,246
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $692/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: Claiborne County School District
• NCES district ID: 2801020
• Math proficiency: 7% ▼ -22.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $25,274
• Composite: 7.24/100
• National rank: #9959
• State rank: #119 of 130 in MS

Livability — Port Gibson

• Score: 65/100
• State rank: #121
• US rank: #13508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,094

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 8,631 people
• By 2030: 8,271 · -4.2%
• By 2040: 7,570 · -12.3%
• By 2050: 7,065 · -18.1%
• By 2075: 6,329 · -26.7%
• By 2100: 5,655 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 13% Two or more races 3%
• Common ancestry: Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Solid D (+67.5) · D 83.3% · R 15.8%
• 2008→2024 swing: -4.6pp toward R · 2008: 72.1pp · 2024: 67.5pp
• All cycles: 2024: D+67.5 2020: D+71.2 2016: D+71.4 2012: D+76.5 2008: D+72.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.35%
• Current HPI: 71.3734
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+180.6% since first listed

17 events — show timeline

• 2026-04-23 Price Changed $140,000 MLSU
• 2026-01-19 Listed $145,000 MLSU
• 2025-09-02 Pending — MLSU
• 2025-09-02 Listing Removed — MLSU
• 2025-08-06 Price Changed $145,000 MLSU
• 2025-04-12 Price Changed $149,900 MLSU
• 2025-03-15 Relisted — MLSU
• 2025-03-03 Listing Removed — MLSU
• 2025-03-03 Listing Removed — MLSU
• 2025-01-09 Price Changed $155,000 MLSU
• 2024-09-03 Listed $159,900 MLSU
• 2024-09-03 Listed $159,900 MLSU
• 2024-05-24 Sold (MLS) — MLSU
• 2024-05-17 Pending — MLSU
• 2024-04-22 Price Changed $29,900 MLSU
• 2024-03-13 Price Changed $39,900 MLSU
• 2024-02-23 Listed $49,900 MLSU

Property tax history

+12.1%/yr

Latest (2025): $1,483 · +36.1% YoY. Source: county tax records.