857 Rockport Ave · Monticello, MS 39654

$139,000

3 bd · 2.0 ba · 1,615 sqft · SingleFamily public records · 247 Days on market

Built 1920 0.33 ac lot $86/sqft · at area comps Est $155k · 10% 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).

• Cash flow +14.5/30.0
• ARV discount +12.0/15.0
• Appreciation +6.3/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Take a look at this beautifully remodeled 3-bedroom, 2bathroom home in Monticello, MS! Inside and out, this home has been completely updated, giving it a clean and inviting modern farmhouse feel. The home also features central heat and air, bringing comfort year-round, and the thoughtful updates and open concept make it move-in ready from day one. Whether you're relaxing at home or entertaining family and friends, this property offers the perfect blend of style and function. Located in a peaceful Monticello setting, this home gives you that small-town feel while still being close to local conveniences. This house is a perfect family home and exudes character. Seller offering concessions. Don't miss your chance to see this one in person! Schedule a viewing, reach out for more information.

Key facts

• Open concept
• Central heat and air
• Remodeled home

Tags

• REMODELED HOME
• CENTRAL HEAT AND AIR
• OPEN CONCEPT
• LOCAL CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $30 ($354/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 $116k (16.7% below list).
• Recommended offer: $116k (16.7% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Monticello Elementary School (math 27% / reading 27%, grade F, #203 of 375 statewide, top 56%, 335 students, 99% FRL); Rod Paige Middle School (math 17% / reading 26%, grade F, #109 of 179 statewide, top 62%, 259 students, 99% FRL); Lawrence County High School (math 17% / reading 22%, grade F, #130 of 197 statewide, top 68%, 535 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: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 247 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $81k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,838 (16.7% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.83% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $154,629
• List price: $139,000
• Delta: -10.11%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Fortenberry Dr	0.70mi	3/2.0	1,507 (-7%)	5mo	$152,000	$101	52

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

Projected returns pro-forma

2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.40×
• Total profit: $15,429
• Equity at exit: $59,130

10-year hold

• IRR: 10.1%
• Equity multiple: 2.45×
• Total profit: $56,281
• Equity at exit: $88,588

Cash invested: $38,920 (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 39654

• Home prices YoY: 2.2%
• Active inventory: 22
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $30

Break-even live

Break-even rent $1,121

Max offer price $139,000

Occupancy floor 92%

Sensitivity live

Price	-10% $108	-5% $69	+0% $30	+5% $-10	+10% $-49
Rent	-10% $-62	-5% $-16	+0% $30	+5% $75	+10% $121
Rate	-1.0pp $100	-0.5pp $65	base $30	+0.5pp $-6	+1.0pp $-43

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $139,000 Active 247 DOM
2. 2026-06-21
   days on market $139,000 Active 246 DOM
3. 2026-06-18
   days on market $139,000 Active 244 DOM
4. 2026-06-17
   days on market $139,000 Active 243 DOM
5. 2026-06-16
   days on market $139,000 Active 242 DOM
6. 2026-06-15
   days on market $139,000 Active 241 DOM
7. 2026-06-13
   days on market $139,000 Active 239 DOM
8. 2026-06-12
   days on market $139,000 Active 238 DOM
9. 2026-06-09
   days on market $139,000 Active 235 DOM
10. 2026-06-08
    days on market $139,000 Active 234 DOM
11. 2026-06-07
    days on market $139,000 Active 233 DOM
12. 2026-06-07
    days on market $139,000 Active 232 DOM
13. 2026-06-04
    days on market $139,000 Active 229 DOM
14. 2026-06-02
    days on market $139,000 Active 228 DOM
15. 2026-06-01
    days on market $139,000 Active 227 DOM
16. 2026-05-31
    days on market $139,000 Active 226 DOM
17. 2026-03-27
    price $150,000 801-char remark

    Show marketing remark (801 chars)

    Take a look at this beautifully remodeled 3-bedroom, 2bathroom home in Monticello, MS! Inside and out, this home has been completely updated, giving it a clean and inviting modern farmhouse feel. The home also features central heat and air, bringing comfort year-round, and the thoughtful updates and open concept make it move-in ready from day one. Whether you're relaxing at home or entertaining family and friends, this property offers the perfect blend of style and function. Located in a peaceful Monticello setting, this home gives you that small-town feel while still being close to local conveniences. This house is a perfect family home and exudes character. Seller offering concessions. Don't miss your chance to see this one in person! Schedule a viewing, reach out for more information.

18. 2026-02-17
    price $155,000 801-char remark

    Show marketing remark (801 chars)

    Take a look at this beautifully remodeled 3-bedroom, 2bathroom home in Monticello, MS! Inside and out, this home has been completely updated, giving it a clean and inviting modern farmhouse feel. The home also features central heat and air, bringing comfort year-round, and the thoughtful updates and open concept make it move-in ready from day one. Whether you're relaxing at home or entertaining family and friends, this property offers the perfect blend of style and function. Located in a peaceful Monticello setting, this home gives you that small-town feel while still being close to local conveniences. This house is a perfect family home and exudes character. Seller offering concessions. Don't miss your chance to see this one in person! Schedule a viewing, reach out for more information.

19. 2026-01-12
    price $165,000 801-char remark

    Show marketing remark (801 chars)

    Take a look at this beautifully remodeled 3-bedroom, 2bathroom home in Monticello, MS! Inside and out, this home has been completely updated, giving it a clean and inviting modern farmhouse feel. The home also features central heat and air, bringing comfort year-round, and the thoughtful updates and open concept make it move-in ready from day one. Whether you're relaxing at home or entertaining family and friends, this property offers the perfect blend of style and function. Located in a peaceful Monticello setting, this home gives you that small-town feel while still being close to local conveniences. This house is a perfect family home and exudes character. Seller offering concessions. Don't miss your chance to see this one in person! Schedule a viewing, reach out for more information.

20. 2025-12-17
    price $184,500 801-char remark

    Show marketing remark (801 chars)

    Take a look at this beautifully remodeled 3-bedroom, 2bathroom home in Monticello, MS! Inside and out, this home has been completely updated, giving it a clean and inviting modern farmhouse feel. The home also features central heat and air, bringing comfort year-round, and the thoughtful updates and open concept make it move-in ready from day one. Whether you're relaxing at home or entertaining family and friends, this property offers the perfect blend of style and function. Located in a peaceful Monticello setting, this home gives you that small-town feel while still being close to local conveniences. This house is a perfect family home and exudes character. Seller offering concessions. Don't miss your chance to see this one in person! Schedule a viewing, reach out for more information.

21. 2025-12-07
    price $200,000 801-char remark

    Show marketing remark (801 chars)

    Take a look at this beautifully remodeled 3-bedroom, 2bathroom home in Monticello, MS! Inside and out, this home has been completely updated, giving it a clean and inviting modern farmhouse feel. The home also features central heat and air, bringing comfort year-round, and the thoughtful updates and open concept make it move-in ready from day one. Whether you're relaxing at home or entertaining family and friends, this property offers the perfect blend of style and function. Located in a peaceful Monticello setting, this home gives you that small-town feel while still being close to local conveniences. This house is a perfect family home and exudes character. Seller offering concessions. Don't miss your chance to see this one in person! Schedule a viewing, reach out for more information.

22. 2025-11-11
    price $209,000 801-char remark

    Show marketing remark (801 chars)

    Take a look at this beautifully remodeled 3-bedroom, 2bathroom home in Monticello, MS! Inside and out, this home has been completely updated, giving it a clean and inviting modern farmhouse feel. The home also features central heat and air, bringing comfort year-round, and the thoughtful updates and open concept make it move-in ready from day one. Whether you're relaxing at home or entertaining family and friends, this property offers the perfect blend of style and function. Located in a peaceful Monticello setting, this home gives you that small-town feel while still being close to local conveniences. This house is a perfect family home and exudes character. Seller offering concessions. Don't miss your chance to see this one in person! Schedule a viewing, reach out for more information.

23. 2025-10-17
    listed $220,000 Active 801-char remark

    Show marketing remark (801 chars)

    Take a look at this beautifully remodeled 3-bedroom, 2bathroom home in Monticello, MS! Inside and out, this home has been completely updated, giving it a clean and inviting modern farmhouse feel. The home also features central heat and air, bringing comfort year-round, and the thoughtful updates and open concept make it move-in ready from day one. Whether you're relaxing at home or entertaining family and friends, this property offers the perfect blend of style and function. Located in a peaceful Monticello setting, this home gives you that small-town feel while still being close to local conveniences. This house is a perfect family home and exudes character. Seller offering concessions. Don't miss your chance to see this one in person! Schedule a viewing, reach out for more information.

24. 2024-06-04
    soldstatus Closed 347-char remark

    Show marketing remark (347 chars)

    This home is the perfect fixer upper for good living. It can also be used as a great investment property or business office opportunity with it's high ceilings, originality, and southern charm. This home was built 1920 and sits on 2 lots in the town of Monticello. It currently has originality that can be easily modernized with a cosmetic update.

25. 2024-06-04
    soldstatus

    Show marketing remark (347 chars)

    This home is the perfect fixer upper for good living. It can also be used as a great investment property or business office opportunity with it's high ceilings, originality, and southern charm. This home was built 1920 and sits on 2 lots in the town of Monticello. It currently has originality that can be easily modernized with a cosmetic update.

26. 2024-05-17
    status Pending 347-char remark

    Show marketing remark (347 chars)

    This home is the perfect fixer upper for good living. It can also be used as a great investment property or business office opportunity with it's high ceilings, originality, and southern charm. This home was built 1920 and sits on 2 lots in the town of Monticello. It currently has originality that can be easily modernized with a cosmetic update.

27. 2024-05-14
    listed $44,000 Active 347-char remark

    Show marketing remark (347 chars)

    This home is the perfect fixer upper for good living. It can also be used as a great investment property or business office opportunity with it's high ceilings, originality, and southern charm. This home was built 1920 and sits on 2 lots in the town of Monticello. It currently has originality that can be easily modernized with a cosmetic update.

28. 2024-05-14
    listed $44,000

    Show marketing remark (347 chars)

    This home is the perfect fixer upper for good living. It can also be used as a great investment property or business office opportunity with it's high ceilings, originality, and southern charm. This home was built 1920 and sits on 2 lots in the town of Monticello. It currently has originality that can be easily modernized with a cosmetic update.

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $1,185 · $99/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $13,901
• − Mortgage interest: −$7,786
• − Property taxes: −$1,185
• − Insurance: −$695
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$4,044
• Taxable loss: −$2,033
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $842/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: 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

• Census place: Monticello, MS
• Population (ZIP): 4,589

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 (62%)
• Race & ethnicity: White 62% Black 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 4% Lithuanian 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 2.57%
• Current HPI: 117.8262
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+240.9% since first listed

12 events — show timeline

• 2026-03-27 Price Changed $150,000 MLSU
• 2026-02-17 Price Changed $155,000 MLSU
• 2026-01-12 Price Changed $165,000 MLSU
• 2025-12-17 Price Changed $184,500 MLSU
• 2025-12-07 Price Changed $200,000 MLSU
• 2025-11-11 Price Changed $209,000 MLSU
• 2025-10-17 Listed $220,000 MLSU
• 2024-06-04 Sold (MLS) — MLSU
• 2024-06-04 Sold (MLS) — MLSU
• 2024-05-17 Pending — MLSU
• 2024-05-14 Listed $44,000 MLSU
• 2024-05-14 Listed $44,000 MLSU