550 Park St · Baldwyn, MS 38824

$149,999

3 bd · 0.5 ba · 1,426 sqft · SingleFamily public records · 158 Days on market

Built 1966 0.31 ac lot $105/sqft · 19% below area Est $185k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Appreciation +6.9/10.0
• DSCR +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Brick 3/2 located behind the Baldwyn football field area. Roof is less than 6 years old. HVAC/ductwork approximately 6 years old. Storage building stays. Flooring allowance or seller will replace carpet and linoleum with an acceptable offer. All information is deemed reliable but is not guaranteed by Listing Agent of Seller.

Key facts

• 0.31 acre lot
• Built 1966
• Listed 157 days

Tags

• ROOF LESS THAN 6 YEARS OLD
• STORAGE BUILDING STAYS

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $3 ($33/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 $115k (23.3% below list).
• Recommended offer: $115k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#189 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Baldwyn School District (rural): math 21% / reading 34% proficiency, ranked #77 of 130 in MS (top 59%) — 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.
• Zoned schools: Baldwyn Elementary School (math 27% / reading 47%, grade F, #135 of 375 statewide, top 39%, 308 students, 99% FRL); Baldwyn Middle School (math 13% / reading 27%); Baldwyn High School (math 34% / reading 44%, grade F, #52 of 197 statewide, top 27%, 448 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 11 units permitted in Prentiss County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• Prentiss County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $115,050 (23.3% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 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. 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: 0.77% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (median comp): $184,952
• List price: $149,999
• Delta: -18.90%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
443 E Main St	0.57mi	3/2.0	1,444 (+1%)	19mo	$165,000	$114	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.58×
• Total profit: $24,188
• Equity at exit: $73,839

10-year hold

• IRR: 11.6%
• Equity multiple: 2.87×
• Total profit: $78,600
• Equity at exit: $119,036

Cash invested: $42,000 (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 38824

• Home prices YoY: 2.4%
• Active inventory: 60
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $3

Break-even live

Break-even rent $1,147

Max offer price $149,999

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $45	+0% $3	+5% $-40	+10% $-82
Rent	-10% $-88	-5% $-43	+0% $3	+5% $48	+10% $94
Rate	-1.0pp $78	-0.5pp $41	base $3	+0.5pp $-36	+1.0pp $-76

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $149,999 Active 158 DOM
2. 2026-06-21
   days on market $149,999 Active 157 DOM
3. 2026-06-21
   days on market $149,999 Active 156 DOM
4. 2026-06-18
   days on market $149,999 Active 154 DOM
5. 2026-06-17
   days on market $149,999 Active 153 DOM
6. 2026-06-16
   days on market $149,999 Active 152 DOM
7. 2026-06-15
   days on market $149,999 Active 151 DOM
8. 2026-06-13
   days on market $149,999 Active 149 DOM
9. 2026-06-12
   pricedays on market $149,999 Active 148 DOM
10. 2026-06-09
    days on market $154,999 Active 145 DOM
11. 2026-06-08
    days on market $154,999 Active 144 DOM
12. 2026-06-07
    days on market $154,999 Active 143 DOM
13. 2026-06-05
    days on market $154,999 Active 141 DOM
14. 2026-06-04
    days on market $154,999 Active 139 DOM
15. 2026-06-02
    days on market $154,999 Active 138 DOM
16. 2026-06-01
    days on market $154,999 Active 137 DOM
17. 2026-05-31
    days on market $154,999 Active 136 DOM
18. 2026-03-06
    price $154,999 326-char remark

    Show marketing remark (326 chars)

    Brick 3/2 located behind the Baldwyn football field area. Roof is less than 6 years old. HVAC/ductwork approximately 6 years old. Storage building stays. Flooring allowance or seller will replace carpet and linoleum with an acceptable offer. All information is deemed reliable but is not guaranteed by Listing Agent of Seller.

19. 2026-01-15
    listed $159,999 Active 326-char remark

    Show marketing remark (326 chars)

    Brick 3/2 located behind the Baldwyn football field area. Roof is less than 6 years old. HVAC/ductwork approximately 6 years old. Storage building stays. Flooring allowance or seller will replace carpet and linoleum with an acceptable offer. All information is deemed reliable but is not guaranteed by Listing Agent of Seller.

20. 2019-01-10
    soldstatus 430-char remark

    Show marketing remark (430 chars)

    Relax on the front porch! 3 Bedroom/ 2 Bath home in the heart of Baldwyn, in walking distance to the park. Home has a single attached & single detached carport and a nice sized backyard with a shed. All information deemed reliable. We do not warrant lot size or sqft. Buyers and their agents are responsible for verifying all schools, taxes & information before making an offer. * * Agents see private remarks. * *

21. 2018-11-28
    listed $44,900 430-char remark

    Show marketing remark (430 chars)

    Relax on the front porch! 3 Bedroom/ 2 Bath home in the heart of Baldwyn, in walking distance to the park. Home has a single attached & single detached carport and a nice sized backyard with a shed. All information deemed reliable. We do not warrant lot size or sqft. Buyers and their agents are responsible for verifying all schools, taxes & information before making an offer. * * Agents see private remarks. * *

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $1,185 · $99/mo
• Expected delta: +$500/yr (+$42/mo · 73.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,806
• − Mortgage interest: −$8,402
• − Property taxes: −$685
• − Insurance: −$750
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$4,364
• Taxable loss: −$2,604
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $657/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: Baldwyn School District
• NCES district ID: 2800540
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $32,020
• Composite: 22.36/100
• National rank: #8124
• State rank: #77 of 130 in MS

Livability — Baldwyn

• Score: 61/100
• State rank: #189
• US rank: #17386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baldwyn, MS
• City population: 7,900
• Population (ZIP): 7,900

Population outlook (Prentiss County) Hauer SSP2

• Today (2025): 25,348 people
• By 2030: 25,247 · -0.4%
• By 2040: 24,786 · -2.2%
• By 2050: 23,851 · -5.9%
• By 2075: 20,434 · -19.4%
• By 2100: 15,359 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 20% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 94% English-only · Chinese 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Prentiss

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.7%
• 2008→2024 swing: -23.2pp toward R · 2008: -42.8pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+58.3 2016: R+56.5 2012: R+42.4 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 159.5191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+245.2% since first listed

4 events — show timeline

• 2026-03-06 Price Changed $154,999 NEMSBD
• 2026-01-15 Listed $159,999 NEMSBD
• 2019-01-10 Sold (MLS) — NEMSBD
• 2018-11-28 Listed $44,900 NEMSBD

Property tax history

+11.4%/yr

Latest (2025): $685 · +0.0% YoY. Source: county tax records.