302 N Jackson St · Calhoun City, MS 38916

$126,900

3 bd · 3.0 ba · 3,013 sqft · SingleFamily public records · 60 Days on market

Built 1939 0.57 ac lot $42/sqft · at area comps Est $134k · 6% under ↓ 14% since listing

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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 +20.6/30.0
• ARV discount +10.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• 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

Listing remarks MLS

nique 3 bed, 3 bath home in Calhoun City sitting on 0.60 acres. Featuring a stucco exterior arched driveway, and wrought iron accents, this property offers character you don't often find in today's market. With spacious lot and plenty of potential, it's perfect for buyers looking for something distinctive with room to grow. schedule your showing today- this one is truly one of a kind. All info subject to verification.

Key facts

• Arched driveway
• Wrought iron accents
• Spacious lot

Tags

• STUCCO EXTERIOR
• ARCHED DRIVEWAY
• WROUGHT IRON ACCENTS
• SPACIOUS LOT
• DISTINCTIVE CHARACTER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $123k (3.0% 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 $877 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $43k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,093 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (median comp): $134,389
• List price: $126,900
• Delta: -5.57%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-9,703
• Equity at exit: $18,921

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $5,563
• Equity at exit: $10,972

Cash invested: $35,532 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$665
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $170

Break-even live

Break-even rent $1,090

Max offer price $126,900

Occupancy floor 82%

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $126,900 Active 60 DOM
2. 2026-06-18
   days on market $126,900 Active 59 DOM
3. 2026-06-17
   days on market $126,900 Active 58 DOM
4. 2026-06-16
   days on market $126,900 Active 57 DOM
5. 2026-06-15
   days on market $126,900 Active 56 DOM
6. 2026-06-14
   days on market $126,900 Active 54 DOM
7. 2026-06-12
   days on market $126,900 Active 53 DOM
8. 2026-06-09
   pricedays on market $126,900 Active 50 DOM
9. 2026-06-08
   days on market $131,900 Active 49 DOM
10. 2026-06-07
    days on market $131,900 Active 48 DOM
11. 2026-06-05
    days on market $131,900 Active 45 DOM
12. 2026-06-02
    days on market $131,900 Active 43 DOM
13. 2026-06-01
    days on market $131,900 Active 42 DOM
14. 2026-05-31
    days on market $131,900 Active 41 DOM
15. 2026-05-30
    days on market $131,900 Active 40 DOM
16. 2026-05-15
    price $149,900 421-char remark

    Show marketing remark (421 chars)

    nique 3 bed, 3 bath home in Calhoun City sitting on 0.60 acres. Featuring a stucco exterior arched driveway, and wrought iron accents, this property offers character you don't often find in today's market. With spacious lot and plenty of potential, it's perfect for buyers looking for something distinctive with room to grow. schedule your showing today- this one is truly one of a kind. All info subject to verification.

17. 2026-05-06
    price $159,900 421-char remark

    Show marketing remark (421 chars)

    nique 3 bed, 3 bath home in Calhoun City sitting on 0.60 acres. Featuring a stucco exterior arched driveway, and wrought iron accents, this property offers character you don't often find in today's market. With spacious lot and plenty of potential, it's perfect for buyers looking for something distinctive with room to grow. schedule your showing today- this one is truly one of a kind. All info subject to verification.

18. 2026-04-20
    listed $169,900 Active 421-char remark

    Show marketing remark (421 chars)

    nique 3 bed, 3 bath home in Calhoun City sitting on 0.60 acres. Featuring a stucco exterior arched driveway, and wrought iron accents, this property offers character you don't often find in today's market. With spacious lot and plenty of potential, it's perfect for buyers looking for something distinctive with room to grow. schedule your showing today- this one is truly one of a kind. All info subject to verification.

19. 2020-06-30
    soldstatus 476-char remark

    Show marketing remark (476 chars)

    This is a Truly Remarkable Home! Nestled in the downtown are of Calhoun City, this 3 bedroom 3 bath house will amaze you. Originally built in 1939 as one of the finest homes in Calhoun City, it has been well-maintained and updated through the years. The metal roof and fairly new central Heating and Air system makes it a relatively safe investment. It is walking distance to downtown square, the post office, and city schools. This is definitely worth your time to check out!

20. 2020-05-12
    listed $175,000 476-char remark

    Show marketing remark (476 chars)

    This is a Truly Remarkable Home! Nestled in the downtown are of Calhoun City, this 3 bedroom 3 bath house will amaze you. Originally built in 1939 as one of the finest homes in Calhoun City, it has been well-maintained and updated through the years. The metal roof and fairly new central Heating and Air system makes it a relatively safe investment. It is walking distance to downtown square, the post office, and city schools. This is definitely worth your time to check out!

21. 2007-04-10
    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: $1,714 · $143/mo
• Projected year-2 tax: $1,714 · $143/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 · 21 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: $15,669
• − Mortgage interest: −$7,108
• − Property taxes: −$1,714
• − Insurance: −$634
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,692
• Taxable income: $13
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $2,041/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

-14.3% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $149,900 NEMSBD
• 2026-05-06 Price Changed $159,900 NEMSBD
• 2026-04-20 Listed $169,900 NEMSBD
• 2020-06-30 Sold (MLS) — NCMBR
• 2020-05-12 Listed $175,000 NCMBR
• 2007-04-10 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,714 · +2.8% YoY. Source: county tax records.