19 Beverly Dr · Natchez, MS 39120

$79,900

3 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 162 Days on market

Built 1997 0.90 ac lot $56/sqft · at area comps Est $83k · at est. ↓ 32% 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 +9.1/15.0
• 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

This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

Key facts

• Cozy living room
• Spacious bonus room
• Wraparound porch

Tags

• WRAPAROUND PORCH
• COZY LIVING ROOM
• SPACIOUS BONUS ROOM
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7989900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• Climate carrying-cost: severe wind risk, 90% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.79% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.83%
• DSCR: 2.02
• GRM: 4.7

CMA / ARV

• ARV (median comp): $82,837
• List price: $79,900
• Delta: -3.54%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.8%
• Equity multiple: 1.64×
• Total profit: $14,272
• Equity at exit: $11,913

10-year hold

• IRR: 24.5%
• Equity multiple: 3.14×
• Total profit: $47,798
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$253 /mo · $3,034/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $426

Break-even live

Break-even rent $893

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $79,900 Active 162 DOM
2. 2026-06-17
   days on market $79,900 Active 161 DOM
3. 2026-06-16
   days on market $79,900 Active 160 DOM
4. 2026-06-15
   days on market $79,900 Active 159 DOM
5. 2026-06-13
   days on market $79,900 Active 157 DOM
6. 2026-06-12
   days on market $79,900 Active 156 DOM
7. 2026-06-09
   days on market $79,900 Active 153 DOM
8. 2026-06-08
   days on market $79,900 Active 152 DOM
9. 2026-06-07
   days on market $79,900 Active 151 DOM
10. 2026-06-07
    pricedays on market $79,900 Active 150 DOM
11. 2026-06-04
    days on market $89,900 Active 147 DOM
12. 2026-06-02
    days on market $89,900 Active 146 DOM
13. 2026-06-01
    days on market $89,900 Active 145 DOM
14. 2026-05-31
    days on market $89,900 Active 144 DOM
15. 2026-05-05
    price $89,900 1698-char remark

    Show marketing remark (1698 chars)

    This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

16. 2026-04-07
    status Active 1698-char remark

    Show marketing remark (1698 chars)

    This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

17. 2026-04-07
    price $99,900 1698-char remark

    Show marketing remark (1698 chars)

    This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

18. 2026-03-10
    historical 1698-char remark

    Show marketing remark (1698 chars)

    This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

19. 2026-03-04
    price $109,900 1698-char remark

    Show marketing remark (1698 chars)

    This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

20. 2026-02-03
    price $119,000 1698-char remark

    Show marketing remark (1698 chars)

    This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

21. 2026-01-09
    price $128,500 1698-char remark

    Show marketing remark (1698 chars)

    This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

22. 2025-12-12
    price $132,500 1698-char remark

    Show marketing remark (1698 chars)

    This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

23. 2025-12-10
    listed $1 Active 1698-char remark

    Show marketing remark (1698 chars)

    This inviting home offers practical living spaces with quality finishes and functional layouts designed to provide comfort and convenience for everyday life. This property features three bedrooms and three bathrooms, providing comfortable accommodations for daily living. The thoughtful configuration offers privacy and convenience for residents and guests alike. An oversized two-car garage provides ample vehicle storage, while additional guest parking ensures convenience for visitors. The grounds feature mature magnolia trees that add natural beauty and established character to the property. Located just minutes from Duncan Park, residents can easily access recreational opportunities and green space. The proximity to Natchez Market Shopping Center adds convenience for daily errands and shopping needs. This desirable location combines residential tranquility with practical access to local amenities, creating an ideal setting for comfortable living in a well-connected neighborhood with excellent parking solutions. Don't let this opportunity pass you by - call your realtor today to schedule your personal tour and see everything this bi-level home in the Beverly Hills Subdivision has to offer. Sits on a generous lot and offers plenty of space. Upstairs, you'll find a master bedroom with its own bath, plus two more bedrooms and a second full bath. Downstairs features a cozy living room and kitchen combo, along with a spacious bonus room that can serve many purposes. Outside, enjoy a wraparound porch ideal for entertaining and a two-car detached garage for secure parking. Ready for your personal touch to make it truly yours. See everything this wonderful home has to offer

ⓘ 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: $3,034 · $253/mo
• Projected year-2 tax: $3,034 · $253/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 ≥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: $17,175
• − Mortgage interest: −$4,476
• − Property taxes: −$3,034
• − Insurance: −$400
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$2,324
• Taxable income: $4,193
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $4,100/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

-32.2% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $89,900 MLSU
• 2026-04-07 Relisted — MLSU
• 2026-04-07 Price Changed $99,900 MLSU
• 2026-03-10 Listing Removed — MLSU
• 2026-03-04 Price Changed $109,900 MLSU
• 2026-02-03 Price Changed $119,000 MLSU
• 2026-01-09 Price Changed $128,500 MLSU
• 2025-12-12 Price Changed $132,500 MLSU
• 2025-12-10 Listed $1 MLSU

Property tax history

+9.5%/yr

Latest (2025): $3,034 · +25.8% YoY. Source: county tax records.