256 W Main St · Webb, MS 38966

$38,290

3 bd · 1.0 ba · 2,056 sqft · SingleFamily public records · 55 Days on market

Built 1950 0.59 ac lot $19/sqft · 73% below area ↓ 8% 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
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

Located in the heart of Webb, this property offers a convenient setting with proximity to local amenities, schools, and community services. The home presents an opportunity for buyers seeking a property they can update and personalize to their preferences. With an easy layout and a manageable lot, the property provides potential for a variety of uses, whether as a primary residence, rental investment, or renovation project. Being situated along a main corridor offers easy access through town while maintaining a neighborhood feel. Property is being offered as-is.

Key facts

• Manageable lot
• 0.59 acre lot
• 2 parking spots

Tags

• MANAGEABLE LOT
• PROXIMITY TO LOCAL AMENITIES
• EASY ACCESS THROUGH TOWN

Property features AI

Exterior

• Parking: Attached carport with 2 carport spaces
• Utilities: Public water; Electricity available; Sewer: Unknown
• Home design: Single family residence (house); One level
• Construction: Wood siding construction; Conventional foundation; Asphalt shingle roof; Built (year source: assessor)
• Exterior features: Patio

Interior

• Kitchen: Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating via fireplace(s); Ceiling fan(s) for cooling
• Interior features: Dishwasher; Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#333 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• West Tallahatchie School District (rural): math 4% / reading 11% proficiency, ranked #125 of 130 in MS (top 96%) — 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: R H Bearden Elementary School (math 2% / reading 8%, grade F, #356 of 375 statewide, top 98%, 253 students, 100% FRL); West Tallahatchie High School (math 2% / reading 17%, grade F, #170 of 197 statewide, top 90%, 260 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Tallahatchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($264 loan paydown + $1k appreciation (3.0% local appreciation)).
• Tallahatchie 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $37,141 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1950 — 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: 3.05% ✓
• Cap rate: 26.26%
• Cash-on-cash: 71.32%
• DSCR: 4.17
• GRM: 2.7

CMA / ARV

• ARV (median comp): $141,475
• List price: $38,290
• Delta: -72.94%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 1st St	0.14mi	3/2.0	1,930 (-6%)	10mo	$139,900	$72	71

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: 76.0%
• Equity multiple: 5.22×
• Total profit: $45,226
• Equity at exit: $17,217

10-year hold

• IRR: 75.5%
• Equity multiple: 10.72×
• Total profit: $104,173
• Equity at exit: $26,533

Cash invested: $10,721 (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 38966

• Active inventory: 3
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$201
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $637

Break-even live

Break-even rent $361

Max offer price $38,290

Occupancy floor 40%

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: $9,572
• Closing costs: $1,149
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $38,290 Active 55 DOM
2. 2026-06-17
   days on market $38,290 Active 54 DOM
3. 2026-06-16
   days on market $38,290 Active 53 DOM
4. 2026-06-15
   days on market $38,290 Active 52 DOM
5. 2026-06-13
   days on market $38,290 Active 50 DOM
6. 2026-06-12
   days on market $38,290 Active 49 DOM
7. 2026-06-09
   days on market $38,290 Active 46 DOM
8. 2026-06-08
   days on market $38,290 Active 45 DOM
9. 2026-06-07
   days on market $38,290 Active 44 DOM
10. 2026-06-05
    days on market $38,290 Active 42 DOM
11. 2026-06-04
    days on market $38,290 Active 40 DOM
12. 2026-06-02
    days on market $38,290 Active 39 DOM
13. 2026-06-01
    days on market $38,290 Active 38 DOM
14. 2026-05-31
    days on market $38,290 Active 37 DOM
15. 2026-04-24
    listed $41,600 Active 568-char remark

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $824 · $69/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,014
• − Mortgage interest: −$2,145
• − Property taxes: −$824
• − Insurance: −$191
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$1,114
• Taxable income: $7,498
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $5,847/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: West Tallahatchie School District
• NCES district ID: 2804650
• Math proficiency: 4% ▼ -24.00%
• Reading proficiency: 11% ▼ -9.00%
• Median HH income: $27,543
• Composite: 5.38/100
• National rank: #10029
• State rank: #125 of 130 in MS

Livability — Webb

• Score: 52/100
• State rank: #333
• US rank: #24775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webb, MS
• Population (ZIP): 747

Population outlook (Tallahatchie County) Hauer SSP2

• Today (2025): 13,680 people
• By 2030: 13,261 · -3.1%
• By 2040: 12,205 · -10.8%
• By 2050: 11,028 · -19.4%
• By 2075: 8,367 · -38.8%
• By 2100: 6,277 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (97%)
• Race & ethnicity: Black 97% White 3%

Political lean MEDSL · Tallahatchie

• 2024 margin: Lean D (+5.9) · D 52.5% · R 46.5%
• 2008→2024 swing: -13.1pp toward R · 2008: 19.0pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.8 2016: D+14.9 2012: D+21.3 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.0% since first listed

2 events — show timeline

• 2026-05-26 Price Changed $38,290 MLSU
• 2026-04-24 Listed $41,600 MLSU

Property tax history

+3.3%/yr

Latest (2025): $824 · +38.4% YoY. Source: county tax records.