1520 Sebron St · Prentiss, MS 39474

$102,000

3 bd · 1.0 ba · 1,427 sqft · SingleFamily public records · 106 Days on market

Built 1968 0.32 ac lot $71/sqft · at area comps Est $105k · at est. ↓ 59% since listing

---

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 +8.9/15.0
• 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 MLS

Located in Prentiss, MS, this functional and efficient 3-bedroom, 2-bath brick ranch offers comfort, convenience, and classic appeal. Step inside directly from the double covered carport into a well-designed 1,531 sq ft layout, ideal for everyday living and family enjoyment. Built in 1968 on a durable concrete slab, this low-maintenance brick home combines solid construction with practical features. The thoughtfully positioned high-set bedroom windows provide abundant natural light while allowing greater flexibility for furniture placement. Currently tenant-occupied, this home presents a wonderful opportunity--whether you're looking for an investment property or ready to make it your own. The tenants are simply waiting for the next owner to say the word. Don't miss your chance to call this inviting property home.

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $102k).
• Recommended offer: $93k (9.0% 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: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $978 of equity ($705 loan paydown + $273 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate 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 $92,820 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 2.72% ✓
• Cap rate: 23.47%
• Cash-on-cash: 61.35%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

• ARV (median comp): $105,297
• List price: $102,000
• Delta: -3.13%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 63.5%
• Equity multiple: 4.20×
• Total profit: $91,365
• Equity at exit: $30,990

10-year hold

• IRR: 65.3%
• Equity multiple: 8.51×
• Total profit: $214,409
• Equity at exit: $38,366

Cash invested: $28,560 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,778 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$157 /mo · $1,888/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $1,460

Break-even live

Break-even rent $930

Max offer price $102,000

Occupancy floor 42%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $102,000 Active 106 DOM
2. 2026-06-17
   days on market $102,000 Active 105 DOM
3. 2026-06-16
   days on market $102,000 Active 104 DOM
4. 2026-06-15
   days on market $102,000 Active 103 DOM
5. 2026-06-13
   days on market $102,000 Active 101 DOM
6. 2026-06-12
   days on market $102,000 Active 100 DOM
7. 2026-06-09
   days on market $102,000 Active 97 DOM
8. 2026-06-08
   days on market $102,000 Active 96 DOM
9. 2026-06-07
   days on market $102,000 Active 95 DOM
10. 2026-06-07
    days on market $102,000 Active 94 DOM
11. 2026-06-04
    days on market $102,000 Active 91 DOM
12. 2026-06-02
    days on market $102,000 Active 90 DOM
13. 2026-06-01
    days on market $102,000 Active 89 DOM
14. 2026-05-31
    days on market $102,000 Active 88 DOM
15. 2026-03-26
    price $102,000 825-char remark

    Show marketing remark (825 chars)

    Located in Prentiss, MS, this functional and efficient 3-bedroom, 2-bath brick ranch offers comfort, convenience, and classic appeal. Step inside directly from the double covered carport into a well-designed 1,531 sq ft layout, ideal for everyday living and family enjoyment. Built in 1968 on a durable concrete slab, this low-maintenance brick home combines solid construction with practical features. The thoughtfully positioned high-set bedroom windows provide abundant natural light while allowing greater flexibility for furniture placement. Currently tenant-occupied, this home presents a wonderful opportunity--whether you're looking for an investment property or ready to make it your own. The tenants are simply waiting for the next owner to say the word. Don't miss your chance to call this inviting property home.

16. 2026-03-09
    price $117,000 825-char remark

    Show marketing remark (825 chars)

    Located in Prentiss, MS, this functional and efficient 3-bedroom, 2-bath brick ranch offers comfort, convenience, and classic appeal. Step inside directly from the double covered carport into a well-designed 1,531 sq ft layout, ideal for everyday living and family enjoyment. Built in 1968 on a durable concrete slab, this low-maintenance brick home combines solid construction with practical features. The thoughtfully positioned high-set bedroom windows provide abundant natural light while allowing greater flexibility for furniture placement. Currently tenant-occupied, this home presents a wonderful opportunity--whether you're looking for an investment property or ready to make it your own. The tenants are simply waiting for the next owner to say the word. Don't miss your chance to call this inviting property home.

17. 2026-03-04
    listed $250,000 Active 825-char remark

    Show marketing remark (825 chars)

    Located in Prentiss, MS, this functional and efficient 3-bedroom, 2-bath brick ranch offers comfort, convenience, and classic appeal. Step inside directly from the double covered carport into a well-designed 1,531 sq ft layout, ideal for everyday living and family enjoyment. Built in 1968 on a durable concrete slab, this low-maintenance brick home combines solid construction with practical features. The thoughtfully positioned high-set bedroom windows provide abundant natural light while allowing greater flexibility for furniture placement. Currently tenant-occupied, this home presents a wonderful opportunity--whether you're looking for an investment property or ready to make it your own. The tenants are simply waiting for the next owner to say the word. Don't miss your chance to call this inviting property home.

ⓘ 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: $1,888 · $157/mo
• Projected year-2 tax: $1,888 · $157/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 · 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: $33,340
• − Mortgage interest: −$5,714
• − Property taxes: −$1,888
• − Insurance: −$510
• − Repairs & maintenance: −$2,667
• − Management: −$2,667
• − Depreciation: −$2,967
• Taxable income: $16,927
• Est. tax owed @ 24.0%: −$4,062
• After-tax cash flow: $13,459/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

-59.2% since first listed

3 events — show timeline

• 2026-03-26 Price Changed $102,000 MLSU
• 2026-03-09 Price Changed $117,000 MLSU
• 2026-03-04 Listed $250,000 MLSU

Property tax history

+3.0%/yr

Latest (2025): $1,888 · +1.6% YoY. Source: county tax records.