103 Houston St · Crystal Springs, MS 39059

$165,000

3 bd · 2.0 ba · 1,896 sqft · SingleFamily public records · 224 Days on market

Built 1955 0.36 ac lot $87/sqft · at area comps Est $164k · at est. ↓ 3% since listing

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +7.2/15.0
• DSCR +4.6/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located on a spacious, shaded lot, just a couple of blocks from downtown Crystal Springs. There is beautiful tongue and groove ceiling in the living area and kitchen, and a sunroom off of the dining area that overlooks the backyard. The prImary bedroom/bathroom has plenty of storage with two large walk in closets, and the primary bath has a walk-in shower. Schedule a showing with your preferred Realtor soon!

Key facts

• Spacious shaded lot
• Walk in shower
• 0.36 acre lot

Tags

• SPACIOUS SHADED LOT
• TONGUE AND GROOVE CEILING
• SUNROOM OVERLOOKING BACKYARD
• TWO LARGE WALK IN CLOSETS
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $56 ($669/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 $140k (15.2% below list).
• Recommended offer: $140k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% in Crystal Springs — 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 59/100 on livability (#252 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $165k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000 (15.2% below list)

Questions for the listing agent

1. It's been on market 224 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 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $163,793
• List price: $165,000
• Delta: 0.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Lamar St	0.32mi	3/2.0	1,771 (-7%)	2mo	$125,000	$71	72
708 Lee Ave	0.13mi	3/2.0	1,705 (-10%)	7mo	$214,900	$126	71
1008 E Georrgetown St	0.25mi	3/2.0	1,829 (-4%)	15mo	$159,900	$87	70
200 Dallas St	0.12mi	3/2.0	1,742 (-8%)	17mo	$225,000	$129	66
304 N Jackson St	0.41mi	3/2.0	1,863 (-2%)	17mo	$199,000	$107	64
605 E Georgetown St	0.21mi	3/2.0	1,800 (-5%)	22mo	$244,000	$136	63
108 Founders Dr	0.32mi	3/2.0	1,821 (-4%)	23mo	$199,500	$110	59
309 S Jackson St	0.72mi	3/2.0	1,781 (-6%)	3mo	$155,000	$87	54
111 Mathis Rd	0.66mi	3/2.0	1,699 (-10%)	12mo	$199,900	$118	42
209 S Jackson St	0.63mi	3/2.0	1,625 (-14%)	9mo	$146,900	$90	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-23,221
• Equity at exit: $24,602

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-15,787
• Equity at exit: $14,266

Cash invested: $46,200 (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 39059

• Home prices YoY: -15.9%
• Active inventory: 56
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $56

Break-even live

Break-even rent $1,329

Max offer price $165,000

Occupancy floor 91%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Pin Oak Ln Crystal Springs, MS	3.0	2.0	1792	$1,400	$0.78	23d	1	1.40mi

Listing history 12 events

1. 2026-05-15
   status Pending 424-char remark

   Show marketing remark (424 chars)

   This home is located on a spacious, shaded lot, just a couple of blocks from downtown Crystal Springs. There is beautiful tongue and groove ceiling in the living area and kitchen, and a sunroom off of the dining area that overlooks the backyard. The prImary bedroom/bathroom has plenty of storage with two large walk in closets, and the primary bath has a walk-in shower. Schedule a showing with your preferred Realtor soon!

2. 2026-03-17
   price $165,000 424-char remark

   Show marketing remark (424 chars)

   This home is located on a spacious, shaded lot, just a couple of blocks from downtown Crystal Springs. There is beautiful tongue and groove ceiling in the living area and kitchen, and a sunroom off of the dining area that overlooks the backyard. The prImary bedroom/bathroom has plenty of storage with two large walk in closets, and the primary bath has a walk-in shower. Schedule a showing with your preferred Realtor soon!

3. 2026-03-03
   status Active 424-char remark

   Show marketing remark (424 chars)

   This home is located on a spacious, shaded lot, just a couple of blocks from downtown Crystal Springs. There is beautiful tongue and groove ceiling in the living area and kitchen, and a sunroom off of the dining area that overlooks the backyard. The prImary bedroom/bathroom has plenty of storage with two large walk in closets, and the primary bath has a walk-in shower. Schedule a showing with your preferred Realtor soon!

4. 2025-12-23
   status Active 424-char remark

   Show marketing remark (424 chars)

   This home is located on a spacious, shaded lot, just a couple of blocks from downtown Crystal Springs. There is beautiful tongue and groove ceiling in the living area and kitchen, and a sunroom off of the dining area that overlooks the backyard. The prImary bedroom/bathroom has plenty of storage with two large walk in closets, and the primary bath has a walk-in shower. Schedule a showing with your preferred Realtor soon!

5. 2025-12-23
   status Pending 424-char remark

   Show marketing remark (424 chars)

   This home is located on a spacious, shaded lot, just a couple of blocks from downtown Crystal Springs. There is beautiful tongue and groove ceiling in the living area and kitchen, and a sunroom off of the dining area that overlooks the backyard. The prImary bedroom/bathroom has plenty of storage with two large walk in closets, and the primary bath has a walk-in shower. Schedule a showing with your preferred Realtor soon!

6. 2025-12-23
   historical 424-char remark

   Show marketing remark (424 chars)

   This home is located on a spacious, shaded lot, just a couple of blocks from downtown Crystal Springs. There is beautiful tongue and groove ceiling in the living area and kitchen, and a sunroom off of the dining area that overlooks the backyard. The prImary bedroom/bathroom has plenty of storage with two large walk in closets, and the primary bath has a walk-in shower. Schedule a showing with your preferred Realtor soon!

7. 2025-10-25
   price $173,000 424-char remark

   Show marketing remark (424 chars)

   This home is located on a spacious, shaded lot, just a couple of blocks from downtown Crystal Springs. There is beautiful tongue and groove ceiling in the living area and kitchen, and a sunroom off of the dining area that overlooks the backyard. The prImary bedroom/bathroom has plenty of storage with two large walk in closets, and the primary bath has a walk-in shower. Schedule a showing with your preferred Realtor soon!

8. 2025-07-25
   listed $178,000 Active 424-char remark

   Show marketing remark (424 chars)

   This home is located on a spacious, shaded lot, just a couple of blocks from downtown Crystal Springs. There is beautiful tongue and groove ceiling in the living area and kitchen, and a sunroom off of the dining area that overlooks the backyard. The prImary bedroom/bathroom has plenty of storage with two large walk in closets, and the primary bath has a walk-in shower. Schedule a showing with your preferred Realtor soon!

9. 2022-06-13
   soldstatus $68,000
10. 2022-06-07
    soldstatus Closed 702-char remark

    Show marketing remark (702 chars)

    Such a Charming, older home along the quiet city streets of Crystal Springs. 1800 square feet, 3/2 w/ sunroom, and a beautiful back yard w/covered porch. The ceilings in living areas, and the kitchen have gorgeous tongue groove wood. It certainly makes a huge statement in this home. There is No carpet except in the master which is new. There are two walk-in closets in the master. The other bedrooms and living areas have wood style tile. The attic fan is a nice feature also for hot summer nights. The kitchen has plenty of cabinet storage, stainless appliances, and a kitchen sink window w/ a relaxing view of the back yard. Enjoy coming home to a place you will be able to unwind and relax at.

11. 2022-05-09
    status Pending 702-char remark

    Show marketing remark (702 chars)

    Such a Charming, older home along the quiet city streets of Crystal Springs. 1800 square feet, 3/2 w/ sunroom, and a beautiful back yard w/covered porch. The ceilings in living areas, and the kitchen have gorgeous tongue groove wood. It certainly makes a huge statement in this home. There is No carpet except in the master which is new. There are two walk-in closets in the master. The other bedrooms and living areas have wood style tile. The attic fan is a nice feature also for hot summer nights. The kitchen has plenty of cabinet storage, stainless appliances, and a kitchen sink window w/ a relaxing view of the back yard. Enjoy coming home to a place you will be able to unwind and relax at.

12. 2022-05-02
    listed $170,000 Active 702-char remark

    Show marketing remark (702 chars)

    Such a Charming, older home along the quiet city streets of Crystal Springs. 1800 square feet, 3/2 w/ sunroom, and a beautiful back yard w/covered porch. The ceilings in living areas, and the kitchen have gorgeous tongue groove wood. It certainly makes a huge statement in this home. There is No carpet except in the master which is new. There are two walk-in closets in the master. The other bedrooms and living areas have wood style tile. The attic fan is a nice feature also for hot summer nights. The kitchen has plenty of cabinet storage, stainless appliances, and a kitchen sink window w/ a relaxing view of the back yard. Enjoy coming home to a place you will be able to unwind and relax at.

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $1,395 · $116/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,800
• − Mortgage interest: −$9,243
• − Property taxes: −$1,395
• − Insurance: −$825
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,800
• Taxable loss: −$2,150
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $1,185/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Crystal Springs

• Score: 59/100
• State rank: #252
• US rank: #20290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Springs, MS
• City population: 12,065
• Population (ZIP): 12,065

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.34%
• Current HPI: 160.3583
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.9% since first listed

12 events — show timeline

• 2026-05-15 Pending — MLSU
• 2026-03-17 Price Changed $165,000 MLSU
• 2026-03-03 Relisted — MLSU
• 2025-12-23 Relisted — MLSU
• 2025-12-23 Pending — MLSU
• 2025-12-23 Listing Removed — MLSU
• 2025-10-25 Price Changed $173,000 MLSU
• 2025-07-25 Listed $178,000 MLSU
• 2022-06-13 Sold (Public Records) $68,000 Public Records
• 2022-06-07 Sold (MLS) — MLSU
• 2022-05-09 Pending — MLSU
• 2022-05-02 Listed $170,000 MLSU

Property tax history

+4.1%/yr

Latest (2025): $1,395 · +18.2% YoY. Source: county tax records.