248 Jerry Town Ln · Monticello, MS 39665

$55,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily · 22 Days on market

Poor condition 2.60 ac lot

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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 +6.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0

Listing remarks

3-bedroom, 1-bath home on 1.3 acres, with an additional 1.3-acre parcel behind the property. This is a true fixer upper with solid potential for renovation, rental, or resale. The land offers plenty of usable space for projects, gardening, or outdoor enjoyment. A great opportunity for anyone looking for a country property with room to expand.

Key facts

• Space to garden
• 1.3 acres
• 2.6 acre lot

Tags

• 1.3 ACRES
• SPACE TO GARDEN

Property features AI

Exterior

• Parking: Attached carport with direct access; Unpaved parking; 1 carport space
• Utilities: Septic tank; Water: private and public
• Home design: Single-family house; One story; Fixer condition
• Construction: Brick construction; Metal roof; Conventional slab foundation; Built area approximately 1,152
• Exterior features: Private yard; Front yard; Irregular, wooded lot with many trees

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating provided by fireplace(s); No central cooling
• Interior features: Living room fireplace (wood-burning)
• Laundry & utility: Washer and dryer hookups inside (laundry room and laundry closet); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#24 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Lawrence County School District (rural): math 20% / reading 26% proficiency, ranked #85 of 130 in MS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $1k appreciation (2.5% local appreciation)).
• Lawrence County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 90% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.26%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 2.99×
• Total profit: $30,710
• Equity at exit: $23,152

10-year hold

• IRR: 36.8%
• Equity multiple: 5.90×
• Total profit: $75,427
• Equity at exit: $34,497

Cash invested: $15,400 (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 39665

• Home prices YoY: 3.0%
• Active inventory: 9
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $401

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 54%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 22 DOM
2. 2026-06-17
   days on market $55,000 Active 21 DOM
3. 2026-06-16
   days on market $55,000 Active 20 DOM
4. 2026-06-15
   days on market $55,000 Active 19 DOM
5. 2026-06-13
   days on market $55,000 Active 17 DOM
6. 2026-06-12
   days on market $55,000 Active 16 DOM
7. 2026-06-09
   days on market $55,000 Active 13 DOM
8. 2026-06-08
   days on market $55,000 Active 12 DOM
9. 2026-06-07
   days on market $55,000 Active 11 DOM
10. 2026-06-07
    days on market $55,000 Active 10 DOM
11. 2026-06-04
    days on market $55,000 Active 7 DOM
12. 2026-06-02
    days on market $55,000 Active 6 DOM
13. 2026-06-01
    days on market $55,000 Active 5 DOM
14. 2026-05-31
    days on market $55,000 Active 4 DOM
15. 2026-05-27
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $11,868
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,600
• Taxable income: $4,188
• Est. tax owed @ 24.0%: −$1,005
• After-tax cash flow: $3,809/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof, exterior, and interior work. Landscaping and curb appeal improvements are essential to increase its value for resale or rental.

Repairs flagged

• Major roof — Overgrown vegetation and debris suggest potential damage
• Major exterior siding — Missing siding and overgrown vegetation
• Major flooring — Exposed subfloor and worn carpet
• Major interior walls — Peeling paint and exposed drywall
• Major bathrooms — No visible fixtures or condition details

Value-add opportunities

• Both Landscaping and overgrown vegetation — Improving curb appeal and property value
• Both Paint and interior repairs — Enhancing interior appearance and value
• Both Roof inspection and repairs — Ensuring structural integrity and preventing future issues

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Overgrown vegetation and debris suggest potential damage	Major	$15,000–50,000
exterior siding · Missing siding and overgrown vegetation	Major	$15,000–50,000
flooring · Exposed subfloor and worn carpet	Major	$15,000–50,000
interior walls · Peeling paint and exposed drywall	Major	$15,000–50,000
bathrooms · No visible fixtures or condition details	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and overgrown vegetation — Improving curb appeal and property value ↑
• Both Paint and interior repairs — Enhancing interior appearance and value ↑
• Both Roof inspection and repairs — Ensuring structural integrity and preventing future issues ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lawrence County School District
• NCES district ID: 2802490
• Math proficiency: 20% ▼ -16.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $37,725
• Composite: 19.21/100
• National rank: #8812
• State rank: #85 of 130 in MS

Livability — Monticello

• Score: 72/100
• State rank: #24
• US rank: #6306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,048

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 12,069 people
• By 2030: 11,724 · -2.9%
• By 2040: 10,955 · -9.2%
• By 2050: 10,085 · -16.4%
• By 2075: 7,870 · -34.8%
• By 2100: 5,614 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 37% Native American 2%
• Common ancestry: Lithuanian 4% Serbian 1% Slovak 1%
• Languages at home: 95% English-only · French/Haitian/Cajun 3%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+36.6) · D 31.4% · R 68.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -25.4pp · 2024: -36.6pp
• All cycles: 2024: R+36.6 2020: R+30.6 2016: R+29.9 2012: R+26.7 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.48%
• Current HPI: 86.3945
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-27 Listed $55,000 MLSU