1029 W 6th St · Prentiss, MS 39474

$159,900

3 bd · 3.0 ba · 1,906 sqft · SingleFamily · 87 Days on market

Built 1934 Good condition 1.00 ac lot $84/sqft · 12% above area Est $143k · 12% over

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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
• Appreciation +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• ARV discount +2.2/15.0
• Schools +1.3/10.0

Listing remarks MLS

A beautifully maintained Southern bungalow featuring classic Craftsman details and an inviting front porch--full of charm and character. 3 bedroom/3 bath. Beautiful yard with new wooden fence and wooden back deck. Enjoy endless hot water with the tankless water heater. Some furniture will stay. Move-in ready.

Key facts

• Wooden back deck
• Front porch
• New wooden fence

Tags

• FRONT PORCH
• NEW WOODEN FENCE
• WOODEN BACK DECK
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $150k (6.0% 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, 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 $2k of equity ($1k loan paydown + $428 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1934 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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: 1.68% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.30%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $143,175
• List price: $159,900
• Delta: 11.68%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 W 6th St	0.12mi	3/2.5	2,179 (+14%)	4mo	$165,000	$76	65
1484 Ray St	0.37mi	3/2.0	1,734 (-9%)	9mo	$120,000	$69	56

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: 28.2%
• Equity multiple: 2.39×
• Total profit: $62,266
• Equity at exit: $48,582

10-year hold

• IRR: 31.6%
• Equity multiple: 4.60×
• Total profit: $161,218
• Equity at exit: $60,144

Cash invested: $44,772 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $1,019

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,129	-5% $1,074	+0% $1,019	+5% $963	+10% $908
Rent	-10% $806	-5% $912	+0% $1,019	+5% $1,125	+10% $1,231
Rate	-1.0pp $1,099	-0.5pp $1,059	base $1,019	+0.5pp $977	+1.0pp $935

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-19
   price $159,900 310-char remark

   Show marketing remark (310 chars)

   A beautifully maintained Southern bungalow featuring classic Craftsman details and an inviting front porch--full of charm and character. 3 bedroom/3 bath. Beautiful yard with new wooden fence and wooden back deck. Enjoy endless hot water with the tankless water heater. Some furniture will stay. Move-in ready.

2. 2026-03-10
   status Active 310-char remark

   Show marketing remark (310 chars)

   A beautifully maintained Southern bungalow featuring classic Craftsman details and an inviting front porch--full of charm and character. 3 bedroom/3 bath. Beautiful yard with new wooden fence and wooden back deck. Enjoy endless hot water with the tankless water heater. Some furniture will stay. Move-in ready.

3. 2026-01-27
   status Pending 310-char remark

   Show marketing remark (310 chars)

   A beautifully maintained Southern bungalow featuring classic Craftsman details and an inviting front porch--full of charm and character. 3 bedroom/3 bath. Beautiful yard with new wooden fence and wooden back deck. Enjoy endless hot water with the tankless water heater. Some furniture will stay. Move-in ready.

4. 2026-01-13
   listed $169,000 Active 310-char remark

   Show marketing remark (310 chars)

   A beautifully maintained Southern bungalow featuring classic Craftsman details and an inviting front porch--full of charm and character. 3 bedroom/3 bath. Beautiful yard with new wooden fence and wooden back deck. Enjoy endless hot water with the tankless water heater. Some furniture will stay. Move-in ready.

5. 2025-07-21
   soldstatus Closed 499-char remark

   Show marketing remark (499 chars)

   Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

6. 2025-06-28
   status Pending 499-char remark

   Show marketing remark (499 chars)

   Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

7. 2025-06-18
   status Active 499-char remark

   Show marketing remark (499 chars)

   Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

8. 2025-06-10
   status Pending 499-char remark

   Show marketing remark (499 chars)

   Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

9. 2025-06-07
   price $119,900 499-char remark

   Show marketing remark (499 chars)

   Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

10. 2025-05-06
    price $129,900 499-char remark

    Show marketing remark (499 chars)

    Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

11. 2025-04-11
    status Active 499-char remark

    Show marketing remark (499 chars)

    Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

12. 2025-03-27
    status Pending 499-char remark

    Show marketing remark (499 chars)

    Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

13. 2025-03-17
    price $135,000 499-char remark

    Show marketing remark (499 chars)

    Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

14. 2025-02-28
    price $149,900 499-char remark

    Show marketing remark (499 chars)

    Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

15. 2025-02-13
    listed $159,900 Active 499-char remark

    Show marketing remark (499 chars)

    Charming 3-Bedroom Home on a Spacious Corner Lot! This 3-bedroom, 3-bath home features original hardwood floors and vinyl plank flooring. The large master suite includes a spacious private bathroom with a garden tub, perfect for relaxing. The open living and dining area provides plenty of space for gatherings. Sitting on a corner lot, this home also includes an outdoor shed, offering extra storage space. Don't miss your chance to see this one! Schedule a showing today with your favorite realtor

ⓘ 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

• 🌊 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 · 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: $32,259
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$4,652
• Taxable income: $10,291
• Est. tax owed @ 24.0%: −$2,470
• After-tax cash flow: $9,754/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 · 6 photos

Good 75/100 Cosmetic rehab

This charming Southern bungalow is move-in ready with good condition and fresh curb appeal. Minor repairs and updates can significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Kitchen appliances — Worn appearance

Value-add opportunities

• Resale Paint touch-up — Fresh paint enhances curb appeal and home's overall appearance.
• Resale New kitchen countertops — Modern countertops improve functionality and aesthetics.
• Resale New kitchen appliances — Upgraded appliances add value and appeal to potential buyers.
• Both Landscaping trimming — Well-maintained landscaping enhances curb appeal and property value.
• Resale Window treatments — Fresh window treatments improve home's curb appeal and can add value.
• Rental HVAC maintenance — A clean and efficient HVAC system ensures comfort and reduces utility costs for renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Kitchen appliances · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint touch-up — Fresh paint enhances curb appeal and home's overall appearance. ↑
• Resale New kitchen countertops — Modern countertops improve functionality and aesthetics. ↑
• Resale New kitchen appliances — Upgraded appliances add value and appeal to potential buyers. ↑
• Both Landscaping trimming — Well-maintained landscaping enhances curb appeal and property value. ↑
• Resale Window treatments — Fresh window treatments improve home's curb appeal and can add value. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system ensures comfort and reduces utility costs for renters. ↑

ⓘ 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: 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

+0.0% since first listed

15 events — show timeline

• 2026-04-19 Price Changed $159,900 LBOR
• 2026-03-10 Relisted — LBOR
• 2026-01-27 Pending — LBOR
• 2026-01-13 Listed $169,000 LBOR
• 2025-07-21 Sold (MLS) — HAAR
• 2025-06-28 Pending — HAAR
• 2025-06-18 Relisted — HAAR
• 2025-06-10 Pending — HAAR
• 2025-06-07 Price Changed $119,900 HAAR
• 2025-05-06 Price Changed $129,900 HAAR
• 2025-04-11 Relisted — HAAR
• 2025-03-27 Pending — HAAR
• 2025-03-17 Price Changed $135,000 HAAR
• 2025-02-28 Price Changed $149,900 HAAR
• 2025-02-13 Listed $159,900 HAAR