163 Victory Rd · Laurel, MS 39443

$130,000

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 13 Days on market

Built 1954 1.60 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neat home sits on little over one and half acres; great deck on back 3BR 2 B in NE area; new carpet in some rooms. Owner added 2nd bath after purchasing property several years ago.

Key facts

• Large deck
• Outdoor activities
• 1.6 acre lot

Tags

• LARGE DECK
• ROOM FOR ENTERTAINING
• OUTDOOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $116k (11.0% below list).
• Recommended offer: $116k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#92 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment F.
• Jones County School District (rural): math 40% / reading 39% proficiency, ranked #40 of 130 in MS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Jones Elementary School (math 44% / reading 39%, grade F, #113 of 375 statewide, top 31%, 772 students, 100% FRL); Northeast Jones High School (math 42% / reading 36%, grade F, #54 of 197 statewide, top 28%, 988 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 107 active listings in the ZIP; 23 units permitted in Jones County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jones County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,746 (11.0% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.89% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-15,752
• Equity at exit: $19,383

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-6,941
• Equity at exit: $11,240

Cash invested: $36,400 (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 39443

• Active inventory: 107
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $84

Break-even live

Break-even rent $1,051

Max offer price $130,000

Occupancy floor 88%

Sensitivity live

Price	-10% $157	-5% $121	+0% $84	+5% $47	+10% $10
Rent	-10% $-8	-5% $38	+0% $84	+5% $130	+10% $175
Rate	-1.0pp $149	-0.5pp $117	base $84	+0.5pp $50	+1.0pp $16

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-16
   status Pending
2. 2026-04-03
   listed $130,000 Active
3. 2025-05-16
   soldstatus Closed 180-char remark

   Show marketing remark (180 chars)

   Neat home sits on little over one and half acres; great deck on back 3BR 2 B in NE area; new carpet in some rooms. Owner added 2nd bath after purchasing property several years ago.

4. 2025-04-21
   status Pending 180-char remark

   Show marketing remark (180 chars)

   Neat home sits on little over one and half acres; great deck on back 3BR 2 B in NE area; new carpet in some rooms. Owner added 2nd bath after purchasing property several years ago.

5. 2025-04-16
   listed $119,000 Active 180-char remark

   Show marketing remark (180 chars)

   Neat home sits on little over one and half acres; great deck on back 3BR 2 B in NE area; new carpet in some rooms. Owner added 2nd bath after purchasing property several years ago.

6. 2019-11-27
   soldstatus 202-char remark

   Show marketing remark (202 chars)

   Must see this house if you are looking for a charming older home in a good quiet neighborhood but still not too far from local amenities. Nice covered deck that overlooks fenced backyard with two sheds.

7. 2019-10-24
   listed $47,900 202-char remark

   Show marketing remark (202 chars)

   Must see this house if you are looking for a charming older home in a good quiet neighborhood but still not too far from local amenities. Nice covered deck that overlooks fenced backyard with two sheds.

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,136 · $95/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $13,890
• − Mortgage interest: −$7,282
• − Property taxes: −$1,136
• − Insurance: −$650
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,782
• Taxable loss: −$1,183
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,290/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: Jones County School District
• NCES district ID: 2802280
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $41,051
• Composite: 33.24/100
• National rank: #5520
• State rank: #40 of 130 in MS

Livability — Laurel

• Score: 66/100
• State rank: #92
• US rank: #11413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,111
• Population (ZIP): 22,932

Population outlook (Jones County) Hauer SSP2

• Today (2025): 68,800 people
• By 2030: 68,773 · +-0.0%
• By 2040: 68,087 · -1.0%
• By 2050: 66,241 · -3.7%
• By 2075: 58,600 · -14.8%
• By 2100: 45,744 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+46.8) · D 26.2% · R 73.0%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.6pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+42.2 2016: R+43.6 2012: R+38.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.24%
• Current HPI: 131.9011
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+171.4% since first listed

7 events — show timeline

• 2026-04-16 Pending — LBOR
• 2026-04-03 Listed $130,000 LBOR
• 2025-05-16 Sold (MLS) — LBOR
• 2025-04-21 Pending — LBOR
• 2025-04-16 Listed $119,000 LBOR
• 2019-11-27 Sold (MLS) — HAAR
• 2019-10-24 Listed $47,900 HAAR

Property tax history

+0.9%/yr

Latest (2025): $1,136 · +3.6% YoY. Source: county tax records.