273 W Lake Dockery Dr · Byram, MS 39272

$65,000

3 bd · 2.0 ba · 1,175 sqft · SingleFamily public records · 157 Days on market

Built 1960 0.72 ac lot ↓ 57% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious property is sold-as-is . Welcome to a truly unique property offering the perfect blend of traditional comfort and modern flexibility. Whether you need a multi-generational living solution, a premium home office, or a stylish guest retreat, this ''2-for-1'' package delivers. Don't miss this rare chance to own two functional living spaces for one price! Seller will also consider a lease purchase office.r

Key facts

• Premium home office
• 0.72 acre lot
• Garage

Tags

• PREMIUM HOME OFFICE
• STYLISH GUEST RETREAT
• TWO FUNCTIONAL LIVING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 4.1% in Byram — 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 69/100 on livability (#45 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1960 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 2.30% ✓
• Cap rate: 20.20%
• Cash-on-cash: 49.67%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $165,675
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5026 Womack Dr	0.50mi	2/2.0 (-1)	1,200 (+2%)	3mo	$169,500	$141	65
420 Vining Ct	0.56mi	3/2.0	1,150 (-2%)	11mo	$179,000	$156	61
127 Torrence Cv	0.31mi	3/2.0	1,328 (+13%)	4mo	$190,000	$143	61
1056 Lake Dockery Rd	0.54mi	3/2.0	1,271 (+8%)	1mo	$149,900	$118	60
5013 Womack Dr	0.55mi	3/2.0	1,309 (+11%)	6mo	$215,000	$164	50
124 Lake Dockery Dr	0.50mi	3/2.0	1,327 (+13%)	8mo	$199,900	$151	48
4050 Torrey Pines Dr	0.69mi	3/2.0	1,279 (+9%)	20mo	$159,000	$124	37
5068 Raintree Dr	0.71mi	3/2.0	1,300 (+11%)	16mo	$169,000	$130	36
429 Vining Ct	0.58mi	2/2.0 (-1)	1,302 (+11%)	17mo	$167,000	$128	36

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: 47.3%
• Equity multiple: 3.06×
• Total profit: $37,452
• Equity at exit: $9,692

10-year hold

• IRR: 53.0%
• Equity multiple: 6.19×
• Total profit: $94,424
• Equity at exit: $5,620

Cash invested: $18,200 (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 39272

• Home prices YoY: -9.8%
• Active inventory: 105
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$341
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $753

Break-even live

Break-even rent $539

Max offer price $65,000

Occupancy floor 45%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Gaddy Dr Byram, MS	3.0	2.0	1400	$1,900	$1.36	13d	1	0.27mi
350 Byram Dr Byram, MS	2.0	2.0	987	$1,215	$1.23	21d	1	0.49mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	44d	1	0.59mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,380	$1.31	21d	1	0.59mi
100 Byram Dr Byram, MS	2.0	2.0	1050	$1,250	$1.19	13d	1	0.59mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1112	$1,485	$1.34	43d	1	0.77mi
1000 Spring Lake Blvd Byram, MS	2.0	2.0	1156	$1,470	$1.27	13d	1	0.77mi
1000 Spring Lake Blvd Byram, MS	3.0	2.0	1356	$1,615	$1.19	21d	1	0.77mi

Listing history 21 events

1. 2026-06-18
   days on market $65,000 Active 157 DOM
2. 2026-06-17
   days on market $65,000 Active 156 DOM
3. 2026-06-16
   days on market $65,000 Active 155 DOM
4. 2026-06-15
   days on market $65,000 Active 154 DOM
5. 2026-06-14
   days on market $65,000 Active 152 DOM
6. 2026-06-10
   days on market $65,000 Active 149 DOM
7. 2026-06-09
   days on market $65,000 Active 148 DOM
8. 2026-06-08
   days on market $65,000 Active 147 DOM
9. 2026-06-07
   days on market $65,000 Active 146 DOM
10. 2026-06-03
    days on market $65,000 Active 142 DOM
11. 2026-06-02
    days on market $65,000 Active 141 DOM
12. 2026-06-01
    days on market $65,000 Active 140 DOM
13. 2026-05-31
    days on market $65,000 Active 139 DOM
14. 2026-05-30
    days on market $65,000 Active 138 DOM
15. 2026-05-14
    price $65,000 422-char remark

    Show marketing remark (422 chars)

    This spacious property is sold-as-is . Welcome to a truly unique property offering the perfect blend of traditional comfort and modern flexibility. Whether you need a multi-generational living solution, a premium home office, or a stylish guest retreat, this ''2-for-1'' package delivers. Don't miss this rare chance to own two functional living spaces for one price! Seller will also consider a lease purchase office.r

16. 2026-03-12
    price $80,000 422-char remark

    Show marketing remark (422 chars)

    This spacious property is sold-as-is . Welcome to a truly unique property offering the perfect blend of traditional comfort and modern flexibility. Whether you need a multi-generational living solution, a premium home office, or a stylish guest retreat, this ''2-for-1'' package delivers. Don't miss this rare chance to own two functional living spaces for one price! Seller will also consider a lease purchase office.r

17. 2026-02-11
    price $125,000 422-char remark

    Show marketing remark (422 chars)

    This spacious property is sold-as-is . Welcome to a truly unique property offering the perfect blend of traditional comfort and modern flexibility. Whether you need a multi-generational living solution, a premium home office, or a stylish guest retreat, this ''2-for-1'' package delivers. Don't miss this rare chance to own two functional living spaces for one price! Seller will also consider a lease purchase office.r

18. 2026-01-08
    listed $150,000 Active 422-char remark

    Show marketing remark (422 chars)

    This spacious property is sold-as-is . Welcome to a truly unique property offering the perfect blend of traditional comfort and modern flexibility. Whether you need a multi-generational living solution, a premium home office, or a stylish guest retreat, this ''2-for-1'' package delivers. Don't miss this rare chance to own two functional living spaces for one price! Seller will also consider a lease purchase office.r

19. 2020-07-30
    soldstatus
20. 2017-01-23
    soldstatus
21. 2015-07-21
    soldstatus

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $692 · $58/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 ≥108°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: $17,908
• − Mortgage interest: −$3,641
• − Property taxes: −$692
• − Insurance: −$325
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$1,891
• Taxable income: $8,493
• Est. tax owed @ 24.0%: −$2,038
• After-tax cash flow: $7,001/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Byram

• Score: 69/100
• State rank: #45
• US rank: #8178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byram, MS
• City population: 14,161
• Population (ZIP): 14,161

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 22% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Swedish 2% Lithuanian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.11%
• Current HPI: 184.3215
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-56.7% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $65,000 MLSU
• 2026-03-12 Price Changed $80,000 MLSU
• 2026-02-11 Price Changed $125,000 MLSU
• 2026-01-08 Listed $150,000 MLSU
• 2020-07-30 Sold (Public Records) — Public Records
• 2017-01-23 Sold (Public Records) — Public Records
• 2015-07-21 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $692 · +1.5% YoY. Source: county tax records.