150 Pine Tree Rd · Magee, MS 39111

$109,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 271 Days on market

Built 2015 5.00 ac lot

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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 +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

Key facts

• Private acres
• Covered deck
• Contemporary kitchen

Tags

• PRIVATE ACRES
• CONTEMPORARY KITCHEN
• COVERED DECK
• STORAGE BUILDING
• EQUIPPED WITH ELECTRICITY
• ESTABLISHED FLOWER BEDS

Property features AI

Exterior

• Parking: Gravel parking; Lighted parking area
• Security: Security system
• Utilities: Septic tank; Community water; Cable available; Electricity connected; Propane available; Fiber to the house
• Home design: Manufactured home; Manufactured house; One level
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Front porch; Rear porch; Porch; In-law structure; Portable building; Shed(s); Storage

Interior

• Kitchen: Dishwasher; Electric range; Free-standing range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Laminate counters; Open floorplan; Pantry; Walk-in closet(s); Aluminum window frames; Drapes

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $109k (0.5% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.3% in Magee — 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 (#158 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Simpson County School District (rural): math 18% / reading 24% proficiency, ranked #90 of 130 in MS (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 3 units permitted in Simpson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (2.9% local appreciation)).
• Simpson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.63×
• Total profit: $19,346
• Equity at exit: $48,803

10-year hold

• IRR: 13.3%
• Equity multiple: 2.96×
• Total profit: $60,284
• Equity at exit: $74,739

Cash invested: $30,772 (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 39111

• Home prices YoY: 1.8%
• Active inventory: 75
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $105

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 85%

Sensitivity live

Price	-10% $181	-5% $143	+0% $105	+5% $67	+10% $29
Rent	-10% $18	-5% $61	+0% $105	+5% $148	+10% $191
Rate	-1.0pp $160	-0.5pp $133	base $105	+0.5pp $76	+1.0pp $47

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-05-31
   days on market $109,900 Active 271 DOM
2. 2026-05-22
   status Active

   Show marketing remark (811 chars)

   Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

3. 2026-05-22
   status Active 811-char remark

   Show marketing remark (811 chars)

   Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

4. 2025-10-30
   status Pending 811-char remark

   Show marketing remark (811 chars)

   Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

5. 2025-10-30
   status Pending

   Show marketing remark (811 chars)

   Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

6. 2025-10-25
   price $109,900 811-char remark

   Show marketing remark (811 chars)

   Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

7. 2025-10-25
   price $109,900

   Show marketing remark (811 chars)

   Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

8. 2025-09-05
   price $114,225

   Show marketing remark (811 chars)

   Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

9. 2025-09-05
   price $114,225 811-char remark

   Show marketing remark (811 chars)

   Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

10. 2025-08-25
    status Active 811-char remark

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

11. 2025-08-07
    status Pending 811-char remark

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

12. 2025-07-18
    price $119,225

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

13. 2025-07-18
    price $119,225 811-char remark

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

14. 2025-05-29
    price $125,500 811-char remark

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

15. 2025-05-29
    price $125,500

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

16. 2025-05-02
    price $128,900

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

17. 2025-05-02
    price $128,900 811-char remark

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

18. 2025-03-25
    price $129,900

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

19. 2025-03-25
    price $129,900 811-char remark

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

20. 2025-02-10
    listed $139,900 Active 811-char remark

    Show marketing remark (811 chars)

    Motivated Seller! This well-kept manufactured home sits on 5 private acres in Simpson County, conveniently located just off Hwy 49 between Magee and Mount Olive. Offering 3 bedrooms, 2 bathrooms, and an open floor plan with a contemporary kitchen, this home is move-in ready. Enjoy the covered deck and take advantage of the recently added storage building. New appliances include a dishwasher, range, and refrigerator. The property also features a partially renovated multipurpose building with electricity, water, and a wood-burning stove. Perfect for a shop, office, or guest house. The home rests on about 2 cleared acres with established flower beds and partial fencing, while the remaining 3 acres are wooded and full of wildlife. Don't miss this opportunity! Seller is motivated and ready to make a deal!

21. 2025-02-09
    listed $139,900 Active
22. 2024-05-24
    soldstatus Closed 768-char remark

    Show marketing remark (768 chars)

    This well maintained manufactured home is located on 5 secluded acres in Simpson county just off of Hwy 49 between Magee and Mount Olive. This beautiful home features 3 bedrooms and two baths, an open floor plan with a modern kitchen, a covered deck, and a recently purchased storage building. Also seller has purchased new appliances (3 months old) that include a dishwasher, range and refrigerator. In addition, there is a partially remodeled multipurpose building which would be used as a shop, office space, or guest house. This building has electricity, water, and a wood-burning stove. The manufactured home is located on approximately two cleared acres, with established flower beds and partially fenced. The remaining 3 acres is wooded with abundant wildlife.

23. 2024-04-16
    status Pending 768-char remark

    Show marketing remark (768 chars)

    This well maintained manufactured home is located on 5 secluded acres in Simpson county just off of Hwy 49 between Magee and Mount Olive. This beautiful home features 3 bedrooms and two baths, an open floor plan with a modern kitchen, a covered deck, and a recently purchased storage building. Also seller has purchased new appliances (3 months old) that include a dishwasher, range and refrigerator. In addition, there is a partially remodeled multipurpose building which would be used as a shop, office space, or guest house. This building has electricity, water, and a wood-burning stove. The manufactured home is located on approximately two cleared acres, with established flower beds and partially fenced. The remaining 3 acres is wooded with abundant wildlife.

24. 2024-04-10
    listed $109,900 Active 768-char remark

    Show marketing remark (768 chars)

    This well maintained manufactured home is located on 5 secluded acres in Simpson county just off of Hwy 49 between Magee and Mount Olive. This beautiful home features 3 bedrooms and two baths, an open floor plan with a modern kitchen, a covered deck, and a recently purchased storage building. Also seller has purchased new appliances (3 months old) that include a dishwasher, range and refrigerator. In addition, there is a partially remodeled multipurpose building which would be used as a shop, office space, or guest house. This building has electricity, water, and a wood-burning stove. The manufactured home is located on approximately two cleared acres, with established flower beds and partially fenced. The remaining 3 acres is wooded with abundant wildlife.

25. 2023-11-20
    soldstatus Closed
26. 2023-10-23
    status Pending
27. 2023-10-19
    price $69,900
28. 2023-10-19
    status Active
29. 2023-03-29
    historical
30. 2023-03-16
    listed $72,900 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,126
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,197
• Taxable loss: −$525
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $1,382/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: Simpson County School District
• NCES district ID: 2803990
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,826
• Composite: 17.46/100
• National rank: #9063
• State rank: #90 of 130 in MS

Livability — Magee

• Score: 63/100
• State rank: #158
• US rank: #15438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,927

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 26,197 people
• By 2030: 25,474 · -2.8%
• By 2040: 23,811 · -9.1%
• By 2050: 22,024 · -15.9%
• By 2075: 17,701 · -32.4%
• By 2100: 13,732 · -47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Serbian 5% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+36.7) · D 31.4% · R 68.1%
• 2008→2024 swing: -14.3pp toward R · 2008: -22.4pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+30.4 2016: R+30.9 2012: R+22.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.90%
• Current HPI: 161.8264
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+50.8% since first listed

29 events — show timeline

• 2026-05-22 Relisted — MLSU
• 2026-05-22 Relisted — HAAR
• 2025-10-30 Pending — HAAR
• 2025-10-30 Pending — MLSU
• 2025-10-25 Price Changed $109,900 HAAR
• 2025-10-25 Price Changed $109,900 MLSU
• 2025-09-05 Price Changed $114,225 MLSU
• 2025-09-05 Price Changed $114,225 HAAR
• 2025-08-25 Relisted — HAAR
• 2025-08-07 Pending — HAAR
• 2025-07-18 Price Changed $119,225 MLSU
• 2025-07-18 Price Changed $119,225 HAAR
• 2025-05-29 Price Changed $125,500 HAAR
• 2025-05-29 Price Changed $125,500 MLSU
• 2025-05-02 Price Changed $128,900 MLSU
• 2025-05-02 Price Changed $128,900 HAAR
• 2025-03-25 Price Changed $129,900 MLSU
• 2025-03-25 Price Changed $129,900 HAAR
• 2025-02-10 Listed $139,900 HAAR
• 2025-02-09 Listed $139,900 MLSU
• 2024-05-24 Sold (MLS) — MLSU
• 2024-04-16 Pending — MLSU
• 2024-04-10 Listed $109,900 MLSU
• 2023-11-20 Sold (MLS) — MLSU
• 2023-10-23 Pending — MLSU
• 2023-10-19 Price Changed $69,900 MLSU
• 2023-10-19 Relisted — MLSU
• 2023-03-29 Listing Removed — MLSU
• 2023-03-16 Listed $72,900 MLSU