1661 Magnolia Dr · Prentiss, MS 39474

$108,000

3 bd · 1.5 ba · 1,194 sqft · SingleFamily public records · 270 Days on market

Built 1986 9,147 sqft lot ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Beautifully Remodeled Home in Magnolia Park! This completely remodeled 1,375 sq. ft. brick home on a slab foundation is move-in ready! Enjoy a brand-new architectural shingle roof, new central air with electric heat, and stylish upgrades throughout. The interior boasts new flooring, fresh paint, and updated countertops, giving the home a modern and refreshed look. Located in the desirable Magnolia Park Subdivision, this home offers both comfort and convenience. Don't miss out—call today to schedule your private showing!

Key facts

• 9,147 sq ft lot
• 2 parking spots
• Built 1986

Property features AI

Exterior

• Parking: Driveway with room for 2 vehicles
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Phone available
• Home design: Single-family residence (house); One story; Living area reported as 1,375 (owner source)
• Construction: Brick veneer exterior; Slab foundation; Year built: see remarks
• Exterior features: Architectural shingle roof; Lot approximately 0.21 acre (65 x 145); Zoned General Residence District

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One-level layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $108k).
• Recommended offer: $95k (12.0% 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, schools 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.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($747 loan paydown + $289 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 $30k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.76% ✓
• Cap rate: 24.54%
• Cash-on-cash: 65.19%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 67.4%
• Equity multiple: 4.40×
• Total profit: $102,855
• Equity at exit: $32,813

10-year hold

• IRR: 69.1%
• Equity multiple: 8.94×
• Total profit: $240,115
• Equity at exit: $40,622

Cash invested: $30,240 (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: 3.0×

Monthly cashflow live

• Estimated rent: $2,983 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $1,643

Break-even live

Break-even rent $904

Max offer price $108,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,704	-5% $1,673	+0% $1,643	+5% $1,612	+10% $1,582
Rent	-10% $1,407	-5% $1,525	+0% $1,643	+5% $1,761	+10% $1,878
Rate	-1.0pp $1,697	-0.5pp $1,670	base $1,643	+0.5pp $1,615	+1.0pp $1,586

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-02
   status Pending
2. 2026-02-05
   price $108,000
3. 2026-01-07
   price $111,999
4. 2025-08-19
   status Active
5. 2025-08-05
   listed Active Under Contract
6. 2025-01-23
   listed $112,500

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,229 · $102/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 · 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: $35,794
• − Mortgage interest: −$6,050
• − Property taxes: −$1,229
• − Insurance: −$540
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − Depreciation: −$3,142
• Taxable income: $19,107
• Est. tax owed @ 24.0%: −$4,586
• After-tax cash flow: $15,127/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

-4.0% since first listed

6 events — show timeline

• 2026-05-02 Pending — MLSU
• 2026-02-05 Price Changed $108,000 MLSU
• 2026-01-07 Price Changed $111,999 MLSU
• 2025-08-19 Relisted — MLSU
• 2025-08-05 Listed — MLSU
• 2025-01-23 Listed $112,500 MLSU

Property tax history

+12.0%/yr

Latest (2025): $1,229 · +1.6% YoY. Source: county tax records.