2214 N 3rd Ave · Laurel, MS 39440

$99,000

2 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 33 Days on market

Built 1952

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming opportunity in the heart of Laurel! This property offers incredible potential for homeowners or investors looking to add value and make it their own. Nestled in a convenient location close to schools, shopping, and major roadways, this home features a functional layout with plenty of space to bring your vision to life. Whether you're looking for your next investment or a place to call home, this is a property you don't want to overlook. Schedule your showing today and see the possibilities for yourself!

Key facts

• Built 1952
• Listed 32 days

Property features AI

Finance

• Other: Lot size approximately 0.32 acres
• Financial info: No additional financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Carport with 4 parking spaces (total 4)
• Security: No security details provided
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence (house); One story; Property listed as fixer
• Construction: Wood siding construction; Asphalt shingle roof; Slab foundation; Built year source: assessor
• Exterior features: Back yard fence; Portable building on property

Interior

• Kitchen: Gas cooktop
• Bedrooms: No bedroom details provided
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One total room listed (family room); Gas cooktop
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

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: schools D-, crime F, commute F.
• Laurel School District (town): math 16% / reading 18% proficiency, ranked #101 of 130 in MS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 131 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $99k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 97% 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.25%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $37,370
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 N 3rd Ave	0.04mi	2/1.0	936 (-7%)	9mo	$35,000	$37	78
607 W 29th St	0.63mi	2/1.0	962 (-5%)	23mo	$35,000	$36	44

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $12,476
• Equity at exit: $14,761

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $47,636
• Equity at exit: $8,560

Cash invested: $27,720 (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 39440

• Active inventory: 131
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $447

Break-even live

Break-even rent $859

Max offer price $99,000

Occupancy floor 64%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $99,000 Active 33 DOM
2. 2026-06-17
   days on market $99,000 Active 32 DOM
3. 2026-06-17
   remarks 533-char remark
4. 2026-06-17
   pricedays on marketlisting id $99,000 Active 31 DOM
5. 2026-06-16
   days on market $119,000 Active 28 DOM
6. 2026-06-15
   days on market $119,000 Active 27 DOM
7. 2026-06-13
   days on market $119,000 Active 25 DOM
8. 2026-06-12
   days on market $119,000 Active 24 DOM
9. 2026-06-09
   days on market $119,000 Active 21 DOM
10. 2026-06-08
    days on market $119,000 Active 20 DOM
11. 2026-06-07
    days on market $119,000 Active 19 DOM
12. 2026-06-05
    days on market $119,000 Active 17 DOM
13. 2026-06-04
    days on market $119,000 Active 15 DOM
14. 2026-06-02
    days on market $119,000 Active 14 DOM
15. 2026-06-01
    days on market $119,000 Active 13 DOM
16. 2026-05-31
    days on market $119,000 Active 12 DOM
17. 2026-05-19
    listed $119,000 Active
18. 2026-05-16
    listed $99,000 Active 533-char remark

    Show marketing remark (533 chars)

    Welcome to this charming opportunity in the heart of Laurel! This property offers incredible potential for homeowners or investors looking to add value and make it their own. Nestled in a convenient location close to schools, shopping, and major roadways, this home features a functional layout with plenty of space to bring your vision to life. Whether you're looking for your next investment or a place to call home, this is a property you don't want to overlook. Schedule your showing today and see the possibilities for yourself!

19. 2026-02-26
    historical
20. 2026-01-07
    price $120,000
21. 2025-12-04
    listed $125,000 Active
22. 2024-05-02
    soldstatus $23,940
23. 2016-12-08
    soldstatus $23,940

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$161/yr (+$13/mo · 25.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,105
• − Mortgage interest: −$5,546
• − Property taxes: −$621
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,880
• Taxable income: $4,029
• Est. tax owed @ 24.0%: −$967
• After-tax cash flow: $4,403/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: Laurel School District
• NCES district ID: 2802460
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $28,415
• Composite: 13.36/100
• National rank: #9535
• State rank: #101 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

• Census place: Laurel, MS
• City population: 20,111
• Population (ZIP): 20,111

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 30% Hispanic / Latino 6% Two or more races 3% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -104.63%
• Current HPI: 126.2541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+397.1% since first listed

7 events — show timeline

• 2026-05-19 Listed $119,000 MLSU
• 2026-05-16 Listed $99,000 HAAR
• 2026-02-26 Listing Removed — MLSU
• 2026-01-07 Price Changed $120,000 MLSU
• 2025-12-04 Listed $125,000 MLSU
• 2024-05-02 Sold (Public Records) $23,940 Public Records
• 2016-12-08 Sold (Public Records) $23,940 Public Records

Property tax history

-6.6%/yr

Latest (2016): $621 · -13.6% YoY. Source: county tax records.