2102 Beauregard Park · Corinth, MS 38834

$135,000

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 153 Days on market

Built 1977 0.47 ac lot $143/sqft · 19% above area Est $225k · 40% under ↓ 6% since listing

---

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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the quiet and established Beauregard Park neighborhood, this 3-bedroom, 2-bath home offers around 2000 square feet of living space within the Corinth city limits. Built in 1977, the home features a functional layout providing flexibility for everyday living, entertaining, or working from home. The spacious lot is shaded by mature trees, creating a peaceful outdoor setting with plenty of room to relax, garden, or enjoy outdoor activities. With some TLC and updates, this home could be perfect for anyone. Home is sold AS IS WHERE IS.

Key facts

• Spacious lot
• Mature trees
• 0.47 acre lot

Tags

• BEAUREGARD PARK NEIGHBORHOOD
• SPACIOUS LOT
• MATURE TREES
• PEACEFUL OUTDOOR SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 (14.6% below list).
• Recommended offer: $115k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.7% in Corinth — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#187 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D-, amenities F.
• Corinth School District (town): math 35% / reading 36% proficiency, ranked #56 of 130 in MS (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 13 units permitted in Alcorn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alcorn County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $115,251 (14.6% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $225,411
• List price: $135,000
• Delta: -40.11%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-14,674
• Equity at exit: $20,129

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-3,689
• Equity at exit: $11,672

Cash invested: $37,800 (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 38834

• Active inventory: 186
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $114

Break-even live

Break-even rent $1,008

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 153 DOM
2. 2026-06-17
   days on market $135,000 Active 152 DOM
3. 2026-06-17
   price $135,000 Active 151 DOM
4. 2026-06-16
   days on market $145,900 Active 151 DOM
5. 2026-06-15
   days on market $145,900 Active 150 DOM
6. 2026-06-13
   days on market $145,900 Active 148 DOM
7. 2026-06-12
   days on market $145,900 Active 147 DOM
8. 2026-06-09
   pricedays on market $145,900 Active 144 DOM
9. 2026-06-08
   days on market $149,000 Active 143 DOM
10. 2026-06-07
    days on market $149,000 Active 142 DOM
11. 2026-06-07
    days on market $149,000 Active 141 DOM
12. 2026-06-04
    days on market $149,000 Active 138 DOM
13. 2026-06-02
    days on market $149,000 Active 137 DOM
14. 2026-06-01
    days on market $149,000 Active 136 DOM
15. 2026-05-31
    days on market $149,000 Active 135 DOM
16. 2026-04-14
    price $149,000 548-char remark

    Show marketing remark (548 chars)

    Located in the quiet and established Beauregard Park neighborhood, this 3-bedroom, 2-bath home offers around 2000 square feet of living space within the Corinth city limits. Built in 1977, the home features a functional layout providing flexibility for everyday living, entertaining, or working from home. The spacious lot is shaded by mature trees, creating a peaceful outdoor setting with plenty of room to relax, garden, or enjoy outdoor activities. With some TLC and updates, this home could be perfect for anyone. Home is sold AS IS WHERE IS.

17. 2026-01-16
    listed $159,000 Active 548-char remark

    Show marketing remark (548 chars)

    Located in the quiet and established Beauregard Park neighborhood, this 3-bedroom, 2-bath home offers around 2000 square feet of living space within the Corinth city limits. Built in 1977, the home features a functional layout providing flexibility for everyday living, entertaining, or working from home. The spacious lot is shaded by mature trees, creating a peaceful outdoor setting with plenty of room to relax, garden, or enjoy outdoor activities. With some TLC and updates, this home could be perfect for anyone. Home is sold AS IS WHERE IS.

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$681/yr (+$57/mo · 176.4%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $13,830
• − Mortgage interest: −$7,562
• − Property taxes: −$386
• − Insurance: −$675
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,927
• Taxable loss: −$933
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,593/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: Corinth School District
• NCES district ID: 2801260
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $31,709
• Composite: 29.02/100
• National rank: #6611
• State rank: #56 of 130 in MS

Livability — Corinth

• Score: 61/100
• State rank: #187
• US rank: #17369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corinth, MS
• City population: 27,146
• Population (ZIP): 27,146

Population outlook (Alcorn County) Hauer SSP2

• Today (2025): 38,392 people
• By 2030: 38,804 · +1.1%
• By 2040: 39,455 · +2.8%
• By 2050: 39,708 · +3.4%
• By 2075: 39,917 · +4.0%
• By 2100: 37,628 · -2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Alcorn

• 2024 margin: Solid R (+68.3) · D 15.4% · R 83.8%
• 2008→2024 swing: -24.4pp toward R · 2008: -44.0pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.5 2016: R+61.8 2012: R+51.6 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.19%
• Current HPI: 155.736
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.3% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $149,000 NEMSBD
• 2026-01-16 Listed $159,000 NEMSBD

Property tax history

+4.6%/yr

Latest (2025): $386 · +8.8% YoY. Source: county tax records.