202 Lasalle St · Natchez, MS 39120

$118,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 84 Days on market

Built 2012 0.27 ac lot $98/sqft · 80% above area

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Home in Historic Natchez. This inviting 3br/2bath home offers 1000 sf of living space on a .27 ac lot. Built in 2012, the home features a bright, functional layout. Enjoy a large yard, perfect fore relaxing, entertaining or future possibilities--all just minutes from Downtown Natchez, the scenic Natchez Trace Parkway and local historical landmarks. Part of a probate sales, this property presents a unique opportunity to own a well-cared for home in one of Mississippi's most charming river towns. Call today to view this gem.

Key facts

• Roof is brand new
• 0.27 acre lot
• 3 parking spots

Tags

• ROOF IS BRAND NEW

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.4% in Natchez — 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 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 281 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Adams County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $118k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (median comp): $65,609
• List price: $118,000
• Delta: 79.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 S Blue Bird Dr	0.31mi	3/1.0	1,227 (+2%)	0mo	$70,000	$57	81
16 Minor St	0.23mi	2/2.0 (-1)	1,350 (+12%)	10mo	$29,000	$21	51
1304 Lafayette St	0.70mi	3/1.0	1,084 (-10%)	10mo	$76,000	$70	43
7 Junkin St	0.60mi	2/2.0 (-1)	1,338 (+12%)	3mo	$64,000	$48	41

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,718
• Equity at exit: $17,594

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $16,599
• Equity at exit: $10,202

Cash invested: $33,040 (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 39120

• Active inventory: 281
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $242

Break-even live

Break-even rent $994

Max offer price $118,000

Occupancy floor 76%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 N Rankin St Unit A Natchez, MS	2.0	2.0	1300	$1,300	$1.00	44d	1	0.90mi

Listing history 19 events

1. 2026-06-18
   days on market $118,000 Active 84 DOM
2. 2026-06-17
   days on market $118,000 Active 83 DOM
3. 2026-06-16
   days on market $118,000 Active 82 DOM
4. 2026-06-15
   days on market $118,000 Active 81 DOM
5. 2026-06-13
   days on market $118,000 Active 79 DOM
6. 2026-06-12
   days on market $118,000 Active 78 DOM
7. 2026-06-09
   days on market $118,000 Active 75 DOM
8. 2026-06-08
   days on market $118,000 Active 74 DOM
9. 2026-06-07
   days on market $118,000 Active 73 DOM
10. 2026-06-07
    days on market $118,000 Active 72 DOM
11. 2026-06-04
    days on market $118,000 Active 69 DOM
12. 2026-06-02
    days on market $118,000 Active 68 DOM
13. 2026-06-01
    days on market $118,000 Active 67 DOM
14. 2026-05-31
    days on market $118,000 Active 66 DOM
15. 2026-04-19
    price $118,000 546-char remark

    Show marketing remark (546 chars)

    Charming Home in Historic Natchez. This inviting 3br/2bath home offers 1000 sf of living space on a .27 ac lot. Built in 2012, the home features a bright, functional layout. Enjoy a large yard, perfect fore relaxing, entertaining or future possibilities--all just minutes from Downtown Natchez, the scenic Natchez Trace Parkway and local historical landmarks. Part of a probate sales, this property presents a unique opportunity to own a well-cared for home in one of Mississippi's most charming river towns. Call today to view this gem.

16. 2026-03-25
    listed $125,000 Active 546-char remark

    Show marketing remark (546 chars)

    Charming Home in Historic Natchez. This inviting 3br/2bath home offers 1000 sf of living space on a .27 ac lot. Built in 2012, the home features a bright, functional layout. Enjoy a large yard, perfect fore relaxing, entertaining or future possibilities--all just minutes from Downtown Natchez, the scenic Natchez Trace Parkway and local historical landmarks. Part of a probate sales, this property presents a unique opportunity to own a well-cared for home in one of Mississippi's most charming river towns. Call today to view this gem.

17. 2017-02-01
    soldstatus $55,000
18. 2017-01-30
    soldstatus 78-char remark

    Show marketing remark (78 chars)

    Adorable modular home! Call Meredith for your private viewing at 601.446.3235!

19. 2016-11-09
    listed $54,900 78-char remark

    Show marketing remark (78 chars)

    Adorable modular home! Call Meredith for your private viewing at 601.446.3235!

ⓘ 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: $1,406 · $117/mo
• Projected year-2 tax: $1,406 · $117/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $15,600
• − Mortgage interest: −$6,610
• − Property taxes: −$1,406
• − Insurance: −$590
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,433
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,646/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchez, MS
• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+114.9% since first listed

5 events — show timeline

• 2026-04-19 Price Changed $118,000 MLSU
• 2026-03-25 Listed $125,000 MLSU
• 2017-02-01 Sold (Public Records) $55,000 Public Records
• 2017-01-30 Sold (MLS) — MLSU
• 2016-11-09 Listed $54,900 MLSU

Property tax history

-9.7%/yr

Latest (2017): $1,406 · +4.2% YoY. Source: county tax records.