108 Laurel Ave · Natchez, MS 39120

$142,500

3 bd · 2.0 ba · 1,359 sqft · SingleFamily public records · 95 Days on market

Built 1956 0.39 ac lot $105/sqft · at area comps Est $157k · 9% under

---

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 +20.9/30.0
• ARV discount +11.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• 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

WELL MAINTAINED UPDATED 3 BEDROOM, 2 BATH HOME CENTRALLY LOCATED IN THE CITY LIMITS. You will not want to miss viewing this one as it has lots to offer. The kitchen has granite countertops, white cabinets, stainless steel sink, refrigerator, electric stove/oven & dishwasher. Separate dining room & den which has great natrual light. The new roof was installed in 2024. New HVAV in 2025, new floors in dining room & hall & new carpet in the bedrooms. New blinds were installed in 2023 & will remain with the house. Large primary bedroom with two closets & bath that has tub/shower combination & vanity. Nice updated guest bath. 2nd bedroom has built ins & room for a desk, exercise equipment or a sitting area. Inside utility/storage closet. Previous owner had installed some new windows. Other features are inside laundry with cabinets, recessed lights, ceiling fans, covered parking & fenced backyard. Close proximity to shopping, restaurants & the Natchez Trace.

Key facts

• Great natural light
• White cabinets
• Stainless steel sink

Tags

• GRANITE COUNTERTOPS
• WHITE CABINETS
• STAINLESS STEEL SINK
• ELECTRIC STOVE
• SEPARATE DINING ROOM
• GREAT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 $142k (0.3% below list).
• Recommended offer: $130k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 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 $985 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 95 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% 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 $129,675 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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?
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: 1.00% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $156,523
• List price: $142,500
• Delta: -8.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Sgt Prentiss Dr	0.10mi	3/2.0	1,361 (+0%)	2mo	$134,000	$98	94
105 Laurel Ave	0.04mi	3/2.0	1,373 (+1%)	12mo	$129,900	$95	86
105 Earhart Dr	0.40mi	3/2.0	1,384 (+2%)	1mo	$194,000	$140	77
2920 Miller Ave	0.31mi	2/2.0 (-1)	1,398 (+3%)	6mo	$29,900	$21	71
130 Brightwood	0.47mi	3/2.0	1,395 (+3%)	13mo	$120,000	$86	63
106 Earhart Dr	0.43mi	3/2.0	1,238 (-9%)	4mo	$173,900	$140	62
309 Lindberg Ave	0.44mi	3/2.0	1,434 (+6%)	13mo	$169,000	$118	60
2804 Miller Ave	0.42mi	4/2.0 (+1)	1,360 (+0%)	24mo	$65,000	$48	55
308 John Glenn Ave	0.53mi	3/2.0	1,242 (-9%)	16mo	$149,900	$121	48
8 Turtle Ln	0.74mi	3/2.0	1,320 (-3%)	18mo	$179,000	$136	46
2820 Little St 2822	0.38mi	4/2.0 (+1)	1,555 (+14%)	16mo	$41,500	$27	40
8 South Cir	0.68mi	2/1.0 (-1)	1,239 (-9%)	19mo	$28,000	$23	28

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-10,463
• Equity at exit: $21,247

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,105
• Equity at exit: $12,321

Cash invested: $39,900 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $199

Break-even live

Break-even rent $1,169

Max offer price $142,500

Occupancy floor 81%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $142,500 Active 95 DOM
2. 2026-06-17
   days on market $142,500 Active 94 DOM
3. 2026-06-16
   days on market $142,500 Active 93 DOM
4. 2026-06-15
   days on market $142,500 Active 92 DOM
5. 2026-06-13
   days on market $142,500 Active 90 DOM
6. 2026-06-12
   days on market $142,500 Active 89 DOM
7. 2026-06-09
   days on market $142,500 Active 86 DOM
8. 2026-06-08
   days on market $142,500 Active 85 DOM
9. 2026-06-07
   days on market $142,500 Active 84 DOM
10. 2026-06-07
    days on market $142,500 Active 83 DOM
11. 2026-06-04
    days on market $142,500 Active 80 DOM
12. 2026-06-02
    days on market $142,500 Active 79 DOM
13. 2026-06-01
    days on market $142,500 Active 78 DOM
14. 2026-05-31
    days on market $142,500 Active 77 DOM
15. 2026-05-31
    price $142,500 Active 76 DOM
16. 2026-03-14
    listed $147,500 Active 1005-char remark

    Show marketing remark (1005 chars)

    WELL MAINTAINED UPDATED 3 BEDROOM, 2 BATH HOME CENTRALLY LOCATED IN THE CITY LIMITS. You will not want to miss viewing this one as it has lots to offer. The kitchen has granite countertops, white cabinets, stainless steel sink, refrigerator, electric stove/oven & dishwasher. Separate dining room & den which has great natrual light. The new roof was installed in 2024. New HVAV in 2025, new floors in dining room & hall & new carpet in the bedrooms. New blinds were installed in 2023 & will remain with the house. Large primary bedroom with two closets & bath that has tub/shower combination & vanity. Nice updated guest bath. 2nd bedroom has built ins & room for a desk, exercise equipment or a sitting area. Inside utility/storage closet. Previous owner had installed some new windows. Other features are inside laundry with cabinets, recessed lights, ceiling fans, covered parking & fenced backyard. Close proximity to shopping, restaurants & the Natchez Trace.

17. 2023-05-30
    soldstatus 163-char remark

    Show marketing remark (163 chars)

    3 bedroom, 2 bath home completely remodeled, new flooring, granite countertops, and all appliances are only 4 years old. Call today for your personal viewing. none

18. 2023-04-05
    listed $129,900 163-char remark

    Show marketing remark (163 chars)

    3 bedroom, 2 bath home completely remodeled, new flooring, granite countertops, and all appliances are only 4 years old. Call today for your personal viewing. none

19. 2021-08-31
    soldstatus
20. 2021-07-13
    listed $99,000
21. 2012-07-27
    soldstatus
22. 2012-02-14
    listed $69,900

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,400 · $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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $17,041
• − Mortgage interest: −$7,982
• − Property taxes: −$1,400
• − Insurance: −$712
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,145
• Taxable income: $74
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,365/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

+111.0% since first listed

7 events — show timeline

• 2026-03-14 Listed $147,500 MLSU
• 2023-05-30 Sold (MLS) — MLSU
• 2023-04-05 Listed $129,900 MLSU
• 2021-08-31 Sold (MLS) — MLSU
• 2021-07-13 Listed $99,000 MLSU
• 2012-07-27 Sold (MLS) — MLSU
• 2012-02-14 Listed $69,900 MLSU

Property tax history

+1.9%/yr

Latest (2025): $1,400 · +21.8% YoY. Source: county tax records.