206 S Monroe St · Calhoun City, MS 38916

$99,900

3 bd · 2.0 ba · 1,957 sqft · SingleFamily public records · 125 Days on market

Built 1913 0.40 ac lot $51/sqft · 50% above area Est $67k · 50% 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

3BR home with fenced yard and 2-car carport in the heart of downtown Calhoun City. Fresh designer paint colors and a new roof enhance the curb appeal, complemented by a welcoming front porch. Interior features include hardwood floors, a spacious living room, dedicated dining room, bonus room for flexible use, and a separate laundry room for added functionality. Ideal location within walking distance to local events, shops, and community amenities.

Key facts

• 2-car carport
• Fenced yard
• Front porch

Tags

• FENCED YARD
• 2-CAR CARPORT
• NEW ROOF
• FRONT PORCH
• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#170 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D+, schools F, amenities F.
• Calhoun County School District (rural): math 28% / reading 29% proficiency, ranked #75 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 10 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -19% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1913 — 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: 1.23% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $66,743
• List price: $99,900
• Delta: 58.67%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Keenum Rd	0.61mi	3/2.0	1,852 (-5%)	11mo	$66,000	$36	54

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $5,404
• Equity at exit: $14,895

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $32,455
• Equity at exit: $8,638

Cash invested: $27,972 (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 38916

• Home prices YoY: -5.3%
• Active inventory: 25
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $339

Break-even live

Break-even rent $796

Max offer price $99,900

Occupancy floor 67%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   pricedays on market $99,900 Active 125 DOM
2. 2026-06-18
   days on market $105,900 Active 124 DOM
3. 2026-06-17
   days on market $105,900 Active 123 DOM
4. 2026-06-16
   days on market $105,900 Active 122 DOM
5. 2026-06-15
   days on market $105,900 Active 121 DOM
6. 2026-06-14
   days on market $105,900 Active 119 DOM
7. 2026-06-12
   days on market $105,900 Active 118 DOM
8. 2026-06-09
   days on market $105,900 Active 115 DOM
9. 2026-06-08
   days on market $105,900 Active 114 DOM
10. 2026-06-07
    days on market $105,900 Active 113 DOM
11. 2026-06-05
    days on market $105,900 Active 110 DOM
12. 2026-06-02
    days on market $105,900 Active 108 DOM
13. 2026-06-01
    days on market $105,900 Active 107 DOM
14. 2026-05-31
    days on market $105,900 Active 106 DOM
15. 2026-05-30
    days on market $105,900 Active 105 DOM
16. 2026-04-23
    price $119,900 451-char remark

    Show marketing remark (451 chars)

    3BR home with fenced yard and 2-car carport in the heart of downtown Calhoun City. Fresh designer paint colors and a new roof enhance the curb appeal, complemented by a welcoming front porch. Interior features include hardwood floors, a spacious living room, dedicated dining room, bonus room for flexible use, and a separate laundry room for added functionality. Ideal location within walking distance to local events, shops, and community amenities.

17. 2026-04-23
    price $119,900 451-char remark

    Show marketing remark (451 chars)

    3BR home with fenced yard and 2-car carport in the heart of downtown Calhoun City. Fresh designer paint colors and a new roof enhance the curb appeal, complemented by a welcoming front porch. Interior features include hardwood floors, a spacious living room, dedicated dining room, bonus room for flexible use, and a separate laundry room for added functionality. Ideal location within walking distance to local events, shops, and community amenities.

18. 2026-03-20
    price $124,900 451-char remark

    Show marketing remark (451 chars)

    3BR home with fenced yard and 2-car carport in the heart of downtown Calhoun City. Fresh designer paint colors and a new roof enhance the curb appeal, complemented by a welcoming front porch. Interior features include hardwood floors, a spacious living room, dedicated dining room, bonus room for flexible use, and a separate laundry room for added functionality. Ideal location within walking distance to local events, shops, and community amenities.

19. 2026-03-20
    price $124,900 451-char remark

    Show marketing remark (451 chars)

    3BR home with fenced yard and 2-car carport in the heart of downtown Calhoun City. Fresh designer paint colors and a new roof enhance the curb appeal, complemented by a welcoming front porch. Interior features include hardwood floors, a spacious living room, dedicated dining room, bonus room for flexible use, and a separate laundry room for added functionality. Ideal location within walking distance to local events, shops, and community amenities.

20. 2026-02-15
    listed $129,900 Active 451-char remark

    Show marketing remark (451 chars)

    3BR home with fenced yard and 2-car carport in the heart of downtown Calhoun City. Fresh designer paint colors and a new roof enhance the curb appeal, complemented by a welcoming front porch. Interior features include hardwood floors, a spacious living room, dedicated dining room, bonus room for flexible use, and a separate laundry room for added functionality. Ideal location within walking distance to local events, shops, and community amenities.

21. 2026-02-14
    listed $129,900 Active 451-char remark

    Show marketing remark (451 chars)

    3BR home with fenced yard and 2-car carport in the heart of downtown Calhoun City. Fresh designer paint colors and a new roof enhance the curb appeal, complemented by a welcoming front porch. Interior features include hardwood floors, a spacious living room, dedicated dining room, bonus room for flexible use, and a separate laundry room for added functionality. Ideal location within walking distance to local events, shops, and community amenities.

22. 2021-06-10
    soldstatus
23. 2021-04-27
    listed $84,900
24. 2019-06-24
    soldstatus
25. 2017-11-18
    listed $47,500

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $789 · $66/mo
• Expected delta: +$28/yr (+$2/mo · 3.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,708
• − Mortgage interest: −$5,596
• − Property taxes: −$761
• − Insurance: −$500
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,906
• Taxable income: $2,592
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,450/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: Calhoun County School District
• NCES district ID: 2800870
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,951
• Composite: 23.14/100
• National rank: #7952
• State rank: #75 of 130 in MS

Livability — Calhoun City

• Score: 62/100
• State rank: #170
• US rank: #16258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calhoun City, MS
• Population (ZIP): 4,488

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,108 people
• By 2030: 13,650 · -3.2%
• By 2040: 12,586 · -10.8%
• By 2050: 11,417 · -19.1%
• By 2075: 8,381 · -40.6%
• By 2100: 5,478 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 38% Hispanic / Latino 3% Two or more races 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+48.0) · D 25.6% · R 73.6%
• 2008→2024 swing: -20.3pp toward R · 2008: -27.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+41.3 2016: R+39.1 2012: R+27.3 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.21%
• Current HPI: 163.47
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+152.4% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $119,900 NCMBR
• 2026-04-23 Price Changed $119,900 MLSU
• 2026-03-20 Price Changed $124,900 NCMBR
• 2026-03-20 Price Changed $124,900 MLSU
• 2026-02-15 Listed $129,900 NCMBR
• 2026-02-14 Listed $129,900 MLSU
• 2021-06-10 Sold (MLS) — NCMBR
• 2021-04-27 Listed $84,900 NCMBR
• 2019-06-24 Sold (MLS) — NCMBR
• 2017-11-18 Listed $47,500 NCMBR

Property tax history

-2.5%/yr

Latest (2025): $761 · +3.3% YoY. Source: county tax records.