3807 Front St · Silver Creek, MS 39663

$60,000

4 bd · 1.5 ba · 1,480 sqft · SingleFamily public records · 151 Days on market

Built 1890 1.23 ac lot $41/sqft · 39% below area Est $99k · 39% under ↓ 6% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Full of historic charm, this 1890 home offers classic character and inviting spaces throughout the home. It is situated on a large corner lot with a fenced in back yard for pets or gardening, and a front and back porch that would be perfect for relaxing in the evenings. Original wood flooring flows throughout most of the home, complemented by a cozy living room and a separate dining room perfect for family meals and hosting guests. With three bedrooms and one and one half baths, there's plenty of space to unwind. This home is rich in character and in need of updates and repairs, but its solid bones and timeless features make it an ideal home in a country setting. Sold as-is. Bring your vision and transform this historic gem into something extraordinary.

Key facts

• Large corner lot
• Separate dining room
• Front and back porch

Tags

• LARGE CORNER LOT
• FENCED IN BACK YARD
• FRONT AND BACK PORCH
• ORIGINAL WOOD FLOORING
• SEPARATE DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#293 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D, schools F, amenities 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.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $1k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 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?
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: 1.90% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.95%
• DSCR: 2.60
• GRM: 4.4

CMA / ARV

• ARV (median comp): $98,985
• List price: $60,000
• Delta: -39.38%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 3.19×
• Total profit: $36,811
• Equity at exit: $24,346

10-year hold

• IRR: 41.1%
• Equity multiple: 6.32×
• Total profit: $89,323
• Equity at exit: $35,589

Cash invested: $16,800 (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 39663

• Home prices YoY: 2.0%
• Active inventory: 14
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$58 /mo · $690/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $503

Break-even live

Break-even rent $503

Max offer price $60,000

Occupancy floor 51%

Sensitivity live

Price	-10% $537	-5% $520	+0% $503	+5% $486	+10% $469
Rent	-10% $413	-5% $458	+0% $503	+5% $548	+10% $593
Rate	-1.0pp $533	-0.5pp $518	base $503	+0.5pp $488	+1.0pp $472

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $60,000 Pending 151 DOM
2. 2026-06-08
   days on market $60,000 Active 151 DOM
3. 2026-06-07
   days on market $60,000 Active 150 DOM
4. 2026-06-07
   days on market $60,000 Active 149 DOM
5. 2026-06-04
   days on market $60,000 Active 146 DOM
6. 2026-06-03
   price $60,000 Active 145 DOM
7. 2026-06-02
   days on market $65,000 Active 145 DOM
8. 2026-06-01
   days on market $65,000 Active 144 DOM
9. 2026-05-31
   days on market $65,000 Active 143 DOM
10. 2026-03-26
    price $65,000 763-char remark

    Show marketing remark (763 chars)

    Full of historic charm, this 1890 home offers classic character and inviting spaces throughout the home. It is situated on a large corner lot with a fenced in back yard for pets or gardening, and a front and back porch that would be perfect for relaxing in the evenings. Original wood flooring flows throughout most of the home, complemented by a cozy living room and a separate dining room perfect for family meals and hosting guests. With three bedrooms and one and one half baths, there's plenty of space to unwind. This home is rich in character and in need of updates and repairs, but its solid bones and timeless features make it an ideal home in a country setting. Sold as-is. Bring your vision and transform this historic gem into something extraordinary.

11. 2026-01-08
    listed $69,000 Active 763-char remark

    Show marketing remark (763 chars)

    Full of historic charm, this 1890 home offers classic character and inviting spaces throughout the home. It is situated on a large corner lot with a fenced in back yard for pets or gardening, and a front and back porch that would be perfect for relaxing in the evenings. Original wood flooring flows throughout most of the home, complemented by a cozy living room and a separate dining room perfect for family meals and hosting guests. With three bedrooms and one and one half baths, there's plenty of space to unwind. This home is rich in character and in need of updates and repairs, but its solid bones and timeless features make it an ideal home in a country setting. Sold as-is. Bring your vision and transform this historic gem into something extraordinary.

ⓘ 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: $690 · $58/mo
• Projected year-2 tax: $690 · $58/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 6/10 Major
• 🌡 Heat 8/10 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: $13,677
• − Mortgage interest: −$3,361
• − Property taxes: −$690
• − Insurance: −$300
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,745
• Taxable income: $5,392
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $4,745/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 — Silver Creek

• Score: 57/100
• State rank: #293
• US rank: #22085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Creek, MS
• Population (ZIP): 2,405

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 Black (50%)
• Race & ethnicity: Black 50% White 49%
• Common ancestry: Portuguese 2% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 2.21%
• Current HPI: 110.0865
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.8% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $65,000 MLSU
• 2026-01-08 Listed $69,000 MLSU

Property tax history

+2.2%/yr

Latest (2025): $690 · +89.3% YoY. Source: county tax records.