55 E 8th Ave · Bay Springs, MS 39422

$124,990

3 bd · 2.0 ba · 1,294 sqft · SingleFamily · 14 Days on market

Built 1984 Fair condition 1.01 ac lot Est $124k · at est.

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Why this score? — see what drove the D 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 +11.4/30.0
• ARV discount +7.2/15.0
• Appreciation +5.2/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Located in Bay Springs, this quaint home is convenient to a wide array of businesses, unique shops, restaurants, parks, and other attractions. It is definitely worth considering if you are looking for a small town getaway, a Airbnb investment property or a place to call home.

Key facts

• Large front porch
• Outdoor space
• 1.01 acre lot

Tags

• SPACIOUS LAUNDRY ROOM
• LARGE FRONT PORCH
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached carport (1 space); Circular driveway
• Utilities: Public sewer; Community water; Electricity available; Natural gas available; Fiber to the house
• Home design: Single-family residence (cabin); One story; Raised foundation
• Construction: Board & batten siding; Metal roof; Built (year source: assessor)
• Exterior features: Front porch; Portable building; Corner lot; Front yard; Many trees

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Move-in ready
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-44 ($-527/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (17.0% below list).
• Recommended offer: $104k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#113 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• West Jasper Consolidated Schools (rural): math 38% / reading 34% proficiency, ranked #53 of 130 in MS (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bay Springs Elem Sch (math 47% / reading 37%, grade F, #108 of 375 statewide, top 30%, 405 students, 99% FRL); Bay Springs Middle Sch (math 27% / reading 22%, grade F, #100 of 179 statewide, top 57%, 197 students, 98% FRL); Bay Springs High School (math 5% / reading 15%, grade F, #168 of 197 statewide, top 86%, 225 students, 99% FRL) — zoned schools average 99% FRL vs 71% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 3 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($864 loan paydown + $427 appreciation (0.3% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,778 (17.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $124,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 N Third St	0.48mi	2/2.0 (-1)	1,140 (-12%)	12mo	$110,000	$96	43

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

Projected returns pro-forma

0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.87×
• Total profit: $-4,418
• Equity at exit: $38,443

10-year hold

• IRR: 2.9%
• Equity multiple: 1.32×
• Total profit: $11,327
• Equity at exit: $47,962

Cash invested: $34,997 (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 39422

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-44

Break-even live

Break-even rent $1,093

Max offer price $118,633

Occupancy floor 99%

Sensitivity live

Price	-10% $42	-5% $-1	+0% $-44	+5% $-87	+10% $-130
Rent	-10% $-126	-5% $-85	+0% $-44	+5% $-3	+10% $38
Rate	-1.0pp $19	-0.5pp $-12	base $-44	+0.5pp $-76	+1.0pp $-109

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: $31,248
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-22
   days on market $124,990 Active 14 DOM
2. 2026-06-21
   days on market $124,990 Active 13 DOM
3. 2026-06-21
   days on market $124,990 Active 12 DOM
4. 2026-06-18
   days on market $124,990 Active 10 DOM
5. 2026-06-17
   days on market $124,990 Active 9 DOM
6. 2026-06-16
   days on market $124,990 Active 8 DOM
7. 2026-06-15
   days on market $124,990 Active 7 DOM
8. 2026-06-13
   days on market $124,990 Active 5 DOM
9. 2026-06-12
   days on market $124,990 Active 4 DOM
10. 2026-06-09
    remarks 569-char remark
11. 2026-06-09
    listed $124,990 Active 1 DOM

ⓘ 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

• 🌡 Heat 7/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,453
• − Mortgage interest: −$7,001
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,636
• Taxable loss: −$2,676
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $115/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This cabin requires significant repairs and updates to its exterior and interior, but presents a charming and cozy atmosphere. With proper renovations, it has the potential to become a move-in-ready property with increased value.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Roof — Weathered and exposed
• Major Flooring — Worn and in need of replacement
• Major Interior walls and paint — Worn and in need of repainting

Value-add opportunities

• Both Exterior siding and roof repair — Enhances curb appeal and structural integrity
• Both Interior painting — Refreshes the interior and improves curb appeal
• Both Flooring replacement — Improves comfort and aesthetics
• Both Kitchen and bathroom updates — Modernizes the home and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Roof · Weathered and exposed	Major	$15,000–50,000
Flooring · Worn and in need of replacement	Major	$15,000–50,000
Interior walls and paint · Worn and in need of repainting	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Exterior siding and roof repair — Enhances curb appeal and structural integrity ↑
• Both Interior painting — Refreshes the interior and improves curb appeal ↑
• Both Flooring replacement — Improves comfort and aesthetics ↑
• Both Kitchen and bathroom updates — Modernizes the home and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Jasper Consolidated Schools
• NCES district ID: 2804590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $33,785
• Composite: 29.65/100
• National rank: #6467
• State rank: #53 of 130 in MS

Livability — Bay Springs

• Score: 65/100
• State rank: #113
• US rank: #12871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay Springs, MS
• City population: 4,534
• Population (ZIP): 4,534

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 15,383 people
• By 2030: 14,629 · -4.9%
• By 2040: 13,119 · -14.7%
• By 2050: 11,742 · -23.7%
• By 2075: 9,102 · -40.8%
• By 2100: 7,062 · -54.1%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 50% White 48% Two or more races 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+5.0) · D 47.2% · R 52.2%
• 2008→2024 swing: -14.7pp toward R · 2008: 9.7pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: D+0.5 2016: D+4.0 2012: D+9.7 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.34%
• Current HPI: 96.8601
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+21.5% since first listed

6 events — show timeline

• 2026-06-08 Listed $124,990 MLSU
• 2024-10-08 Sold (MLS) — HAAR
• 2024-09-25 Pending — HAAR
• 2024-06-18 Price Changed $83,900 HAAR
• 2024-05-10 Price Changed $88,900 HAAR
• 2024-04-22 Listed $102,900 HAAR