1120 W Sixth St · Prentiss, MS 39474

$60,000

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 14 Days on market

Built 1940 10,800 sqft lot Est $115k · 48% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Investor opportunity in Prentiss! * NEW ROOF * This solid brick home offers strong potential for renovation, rental income, resale, or a personal fixer-upper project. Conveniently located near schools, shopping, and local amenities. Home needs interior updates, but offers a great chance to add value. Property will be cleaned out prior to closing and is being sold strictly AS-IS. Seller will make no repairs or inspections. Bring your best offer!

Key facts

• Interior updates
• Solid brick home
• 0.25 acre lot

Tags

• SOLID BRICK HOME
• INTERIOR UPDATES
• GREAT CHANCE TO ADD VALUE

Property features AI

Finance

• Other: Guest house and shed(s) on the property

Exterior

• Parking: Attached covered carport (1 car); Driveway (paved)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Raised foundation; Corner lot
• Construction: Brick veneer construction
• Exterior features: Storage; Porch with covered front porch

Interior

• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Window coverings (drapes)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $60k).

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: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $576 of equity ($415 loan paydown + $161 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $45k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1940 — 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 $60,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.51% ✓
• Cap rate: 38.53%
• Cash-on-cash: 115.13%
• DSCR: 6.12
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $114,540
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1484 Ray St	0.32mi	3/2.0	1,734 (+4%)	9mo	$120,000	$69	66

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: —
• Equity multiple: 7.06×
• Total profit: $101,773
• Equity at exit: $18,230

10-year hold

• IRR: —
• Equity multiple: 14.69×
• Total profit: $229,995
• Equity at exit: $22,568

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 39474

• Home prices YoY: 0.2%
• Active inventory: 45
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,705 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$186 /mo · $2,226/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $1,612

Break-even live

Break-even rent $665

Max offer price $60,000

Occupancy floor 35%

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. 2026-06-18
   days on market $60,000 Active 14 DOM
2. 2026-06-17
   days on market $60,000 Active 13 DOM
3. 2026-06-16
   days on market $60,000 Active 12 DOM
4. 2026-06-15
   days on market $60,000 Active 11 DOM
5. 2026-06-13
   days on market $60,000 Active 9 DOM
6. 2026-06-12
   days on market $60,000 Active 8 DOM
7. 2026-06-09
   days on market $60,000 Active 5 DOM
8. 2026-06-08
   days on market $60,000 Active 4 DOM
9. 2026-06-07
   days on market $60,000 Active 3 DOM
10. 2026-06-07
    remarks 450-char remark
11. 2026-06-07
    listed $60,000 Active 2 DOM

ⓘ 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: $2,226 · $186/mo
• Projected year-2 tax: $2,226 · $186/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 · 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: $32,461
• − Mortgage interest: −$3,361
• − Property taxes: −$2,226
• − Insurance: −$300
• − Repairs & maintenance: −$2,597
• − Management: −$2,597
• − Depreciation: −$1,745
• Taxable income: $19,635
• Est. tax owed @ 24.0%: −$4,712
• After-tax cash flow: $14,630/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

+33.3% since first listed

6 events — show timeline

• 2026-06-03 Listed $60,000 HAAR
• 2025-06-06 Price Changed $40,000 HAAR
• 2025-06-06 Relisted — HAAR
• 2025-06-03 Pending — HAAR
• 2025-02-11 Listed $49,000 HAAR
• 2011-11-10 Sold (Public Records) $45,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,226 · +1.6% YoY. Source: county tax records.