15 B&o Thompson Rd · Baxterville, MS 39455

$39,000

3 bd · 1.0 ba · 916 sqft · Other public records · 122 Days on market

Built 1969 ↓ 24% 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
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you have been looking for a project house in the country, with some acreage, your search has ended! This home needs an extensive renovation, located with road frontage on both B & O Thompson road and Purvis to Baxterville Road. Come let your imagination run wild and rebuild this one to your exact specifications! Make an offer and lets make a deal!

Key facts

• Acreage
• Road frontage
• Built 1969

Tags

• ROAD FRONTAGE
• ACREAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $39k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Baxterville School (math 47% / reading 42%, grade F, #92 of 375 statewide, top 26%, 252 students, 99% FRL); Purvis High School (math 27% / reading 42%, grade F, #68 of 197 statewide, top 39%, 620 students, 100% FRL) — zoned schools average 99% FRL vs 43% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 302 active listings in the ZIP; 45 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($270 loan paydown + $3k appreciation (7.2% local appreciation)).
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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: 2.61% ✓
• Cap rate: 23.27%
• Cash-on-cash: 60.64%
• DSCR: 3.70
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.9%
• Equity multiple: 5.52×
• Total profit: $49,324
• Equity at exit: $27,616

10-year hold

• IRR: 65.9%
• Equity multiple: 11.72×
• Total profit: $117,031
• Equity at exit: $53,002

Cash invested: $10,920 (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 39455

• Home prices YoY: 3.7%
• Active inventory: 302
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $552

Break-even live

Break-even rent $319

Max offer price $39,000

Occupancy floor 41%

Sensitivity live

Price	-10% $574	-5% $563	+0% $552	+5% $541	+10% $530
Rent	-10% $471	-5% $512	+0% $552	+5% $592	+10% $632
Rate	-1.0pp $571	-0.5pp $562	base $552	+0.5pp $542	+1.0pp $531

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $39,000 Active 122 DOM
2. 2026-06-19
   days on market $39,000 Active 120 DOM
3. 2026-06-18
   days on market $39,000 Active 119 DOM
4. 2026-06-17
   days on market $39,000 Active 118 DOM
5. 2026-06-16
   days on market $39,000 Active 117 DOM
6. 2026-06-15
   days on market $39,000 Active 116 DOM
7. 2026-06-14
   days on market $39,000 Active 114 DOM
8. 2026-06-13
   days on market $39,000 Active 113 DOM
9. 2026-06-10
   days on market $39,000 Active 111 DOM
10. 2026-06-09
    days on market $39,000 Active 110 DOM
11. 2026-06-08
    days on market $39,000 Active 109 DOM
12. 2026-06-07
    days on market $39,000 Active 108 DOM
13. 2026-06-05
    days on market $39,000 Active 105 DOM
14. 2026-06-02
    days on market $39,000 Active 103 DOM
15. 2026-06-01
    days on market $39,000 Active 102 DOM
16. 2026-05-31
    days on market $39,000 Active 101 DOM
17. 2026-05-30
    days on market $39,000 Active 100 DOM
18. 2026-03-23
    price $53,000 356-char remark

    Show marketing remark (356 chars)

    If you have been looking for a project house in the country, with some acreage, your search has ended! This home needs an extensive renovation, located with road frontage on both B & O Thompson road and Purvis to Baxterville Road. Come let your imagination run wild and rebuild this one to your exact specifications! Make an offer and lets make a deal!

19. 2026-03-17
    price $57,500 356-char remark

    Show marketing remark (356 chars)

    If you have been looking for a project house in the country, with some acreage, your search has ended! This home needs an extensive renovation, located with road frontage on both B & O Thompson road and Purvis to Baxterville Road. Come let your imagination run wild and rebuild this one to your exact specifications! Make an offer and lets make a deal!

20. 2026-03-02
    price $60,000 356-char remark

    Show marketing remark (356 chars)

    If you have been looking for a project house in the country, with some acreage, your search has ended! This home needs an extensive renovation, located with road frontage on both B & O Thompson road and Purvis to Baxterville Road. Come let your imagination run wild and rebuild this one to your exact specifications! Make an offer and lets make a deal!

21. 2026-02-19
    listed $70,000 Active 356-char remark

    Show marketing remark (356 chars)

    If you have been looking for a project house in the country, with some acreage, your search has ended! This home needs an extensive renovation, located with road frontage on both B & O Thompson road and Purvis to Baxterville Road. Come let your imagination run wild and rebuild this one to your exact specifications! Make an offer and lets make a deal!

22. 2025-07-03
    listed $70,000 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: $375 · $31/mo
• Projected year-2 tax: $375 · $31/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 10/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,210
• − Mortgage interest: −$2,185
• − Property taxes: −$375
• − Insurance: −$195
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$1,135
• Taxable income: $6,367
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $5,094/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Baxterville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 9,030
• Population (ZIP): 9,030

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 3%
• Common ancestry: Lithuanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.23%
• Current HPI: 202.5728
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-24.3% since first listed

5 events — show timeline

• 2026-03-23 Price Changed $53,000 HAAR
• 2026-03-17 Price Changed $57,500 HAAR
• 2026-03-02 Price Changed $60,000 HAAR
• 2026-02-19 Listed $70,000 HAAR
• 2025-07-03 Listed $70,000 HAAR

Property tax history

+5.3%/yr

Latest (2025): $375 · +3.0% YoY. Source: county tax records.