1125 Pine St · Prentiss, MS 39474

$125,000

3 bd · 1.0 ba · 2,116 sqft · SingleFamily public records · 20 Days on market

Built 1962 0.33 ac lot $59/sqft · 24% below area Est $164k · 24% under ↓ 20% since listing

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Why this score? — see what drove the B+ 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 +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Welcome to 1125 Pine Street in Prentiss -- a lovingly maintained 3-bedroom, 2-bath brick home offering 2,218 square feet of timeless charm and character. Built in 1962 on a crawl space foundation, this brick veneer beauty has been exceptionally well cared for and is clean as a pin. From the original, pristine carpet to the vintage 1980s wallpaper in the bedrooms and the beautiful custom drapes perfectly complement the home's character, this property is simply beautiful in that warm, nostalgic, ''they-don't-build-them-like-this-anymore'' kind of way. Every room reflects the love and care that has been poured into this home over the years. It's a rare find -- a solid, spacious home with vintage charm that has been preserved in remarkable condition. Whether you appreciate classic design or are looking for a home with great bones and endless potential, this property is full of opportunity. This cherished family home is now being offered for sale as the heirs have agreed it is time for a new owner to make memories here. If you've been searching for a home with heart, history, and impeccable upkeep, 1125 Pine Street is one you won't want to miss.

Key facts

• 0.33 acre lot
• 2 parking spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#204 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety D, amenities F.
• Jefferson Davis County School District (rural): math 14% / reading 20% proficiency, ranked #104 of 130 in MS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J E Johnson Elementary (math 12% / reading 16%, grade F, #289 of 375 statewide, top 78%, 316 students, 100% FRL); Jdc Middle School (272 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($864 loan paydown + $335 appreciation (0.3% local appreciation)).
• Jefferson Davis County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.16% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.47%
• DSCR: 2.80
• GRM: 3.9

CMA / ARV

• ARV (median comp): $164,303
• List price: $125,000
• Delta: -23.92%
• 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
849 Williams Pl	0.38mi	4/2.0 (+1)	2,248 (+6%)	10mo	$165,000	$73	54

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

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 3.09×
• Total profit: $73,190
• Equity at exit: $37,978

10-year hold

• IRR: 44.7%
• Equity multiple: 6.12×
• Total profit: $179,115
• Equity at exit: $47,017

Cash invested: $35,000 (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 39474

• Home prices YoY: 0.2%
• Active inventory: 46
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,696 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $1,180

Break-even live

Break-even rent $1,202

Max offer price $125,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,251	-5% $1,216	+0% $1,180	+5% $1,145	+10% $1,110
Rent	-10% $967	-5% $1,074	+0% $1,180	+5% $1,287	+10% $1,393
Rate	-1.0pp $1,243	-0.5pp $1,212	base $1,180	+0.5pp $1,148	+1.0pp $1,115

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   status Pending 1161-char remark

   Show marketing remark (1161 chars)

   Welcome to 1125 Pine Street in Prentiss -- a lovingly maintained 3-bedroom, 2-bath brick home offering 2,218 square feet of timeless charm and character. Built in 1962 on a crawl space foundation, this brick veneer beauty has been exceptionally well cared for and is clean as a pin. From the original, pristine carpet to the vintage 1980s wallpaper in the bedrooms and the beautiful custom drapes perfectly complement the home's character, this property is simply beautiful in that warm, nostalgic, ''they-don't-build-them-like-this-anymore'' kind of way. Every room reflects the love and care that has been poured into this home over the years. It's a rare find -- a solid, spacious home with vintage charm that has been preserved in remarkable condition. Whether you appreciate classic design or are looking for a home with great bones and endless potential, this property is full of opportunity. This cherished family home is now being offered for sale as the heirs have agreed it is time for a new owner to make memories here. If you've been searching for a home with heart, history, and impeccable upkeep, 1125 Pine Street is one you won't want to miss.

2. 2026-04-18
   listed $125,000 Active 1161-char remark

   Show marketing remark (1161 chars)

   Welcome to 1125 Pine Street in Prentiss -- a lovingly maintained 3-bedroom, 2-bath brick home offering 2,218 square feet of timeless charm and character. Built in 1962 on a crawl space foundation, this brick veneer beauty has been exceptionally well cared for and is clean as a pin. From the original, pristine carpet to the vintage 1980s wallpaper in the bedrooms and the beautiful custom drapes perfectly complement the home's character, this property is simply beautiful in that warm, nostalgic, ''they-don't-build-them-like-this-anymore'' kind of way. Every room reflects the love and care that has been poured into this home over the years. It's a rare find -- a solid, spacious home with vintage charm that has been preserved in remarkable condition. Whether you appreciate classic design or are looking for a home with great bones and endless potential, this property is full of opportunity. This cherished family home is now being offered for sale as the heirs have agreed it is time for a new owner to make memories here. If you've been searching for a home with heart, history, and impeccable upkeep, 1125 Pine Street is one you won't want to miss.

3. 2026-01-23
   price $130,000
4. 2025-06-17
   price $149,500
5. 2025-02-23
   price $155,000
6. 2025-02-22
   listed $155,900 Active

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $2,908 · $242/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $32,358
• − Mortgage interest: −$7,002
• − Property taxes: −$2,908
• − Insurance: −$625
• − Repairs & maintenance: −$2,589
• − Management: −$2,589
• − Depreciation: −$3,636
• Taxable income: $13,009
• Est. tax owed @ 24.0%: −$3,122
• After-tax cash flow: $11,041/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: Jefferson Davis County School District
• NCES district ID: 2802250
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $27,474
• Composite: 13.25/100
• National rank: #9549
• State rank: #104 of 130 in MS

Livability — Prentiss

• Score: 61/100
• State rank: #204
• US rank: #18336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prentiss, MS
• Population (ZIP): 6,128

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 10,128 people
• By 2030: 9,342 · -7.8%
• By 2040: 7,842 · -22.6%
• By 2050: 6,583 · -35.0%
• By 2075: 4,540 · -55.2%
• By 2100: 3,563 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 36% Two or more races 2%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Jefferson Davis

• 2024 margin: D (+13.8) · D 56.5% · R 42.8%
• 2008→2024 swing: -7.7pp toward R · 2008: 21.5pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+17.1 2016: D+20.1 2012: D+25.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 120.5458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.8% since first listed

6 events — show timeline

• 2026-05-08 Pending — MLSU
• 2026-04-18 Listed $125,000 MLSU
• 2026-01-23 Price Changed $130,000 HAAR
• 2025-06-17 Price Changed $149,500 HAAR
• 2025-02-23 Price Changed $155,000 HAAR
• 2025-02-22 Listed $155,900 HAAR

Property tax history

+40.3%/yr

Latest (2025): $2,908 · +884.4% YoY. Source: county tax records.