881 County Road 33 · Heidelberg, MS 39439

$54,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 140 Days on market

Built 2005 1.00 ac lot ↓ 51% 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 +7.5/15.0
• Appreciation +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

AUCTION - OCCUPIED. This affordable ranch home sits on a large fenced lot and offers 3 beds, 1 bath and the home has a detached carport. This rural setting offers ample room to relax and entertain. Property is sold as-is with NO interior photos, NO lease in place, NO property disclosure and NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 1 acre lot
• Garage
• Built 2005

Property features AI

Finance

• Other: Lot is 1.00 acre; Zoned for single-family residential

Exterior

• Parking: Detached carport (2 spaces); 2 total parking spaces
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence (house); One level; Living area recorded by appraiser
• Construction: Brick construction; Slab foundation; Year built source: appraiser
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Primary bedroom on the main level; Two additional bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: 5 total rooms; Living room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#161 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities F, commute F.
• East Jasper Consolidated School District (rural): math 25% / reading 25% proficiency, ranked #83 of 130 in MS (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 3 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($373 loan paydown + $1k appreciation (2.3% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $47,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.94% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.95%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 3.26×
• Total profit: $34,230
• Equity at exit: $22,224

10-year hold

• IRR: 42.1%
• Equity multiple: 6.48×
• Total profit: $82,799
• Equity at exit: $32,728

Cash invested: $15,120 (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 39439

• Home prices YoY: 1.9%
• Active inventory: 17
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $466

Break-even live

Break-even rent $459

Max offer price $54,000

Occupancy floor 51%

Sensitivity live

Price	-10% $496	-5% $481	+0% $466	+5% $450	+10% $435
Rent	-10% $383	-5% $424	+0% $466	+5% $507	+10% $548
Rate	-1.0pp $493	-0.5pp $479	base $466	+0.5pp $452	+1.0pp $437

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-15
   price $54,000
2. 2026-04-29
   price $54,300
3. 2026-04-14
   price $54,700
4. 2026-03-30
   price $55,900
5. 2026-03-13
   price $57,200
6. 2026-02-25
   price $59,500
7. 2026-02-10
   price $67,400
8. 2026-01-23
   price $79,800
9. 2026-01-07
   listed $111,300 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: $685 · $57/mo
• Projected year-2 tax: $685 · $57/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 7/10 Severe 7 d/yr ≥107°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: $12,582
• − Mortgage interest: −$3,025
• − Property taxes: −$685
• − Insurance: −$270
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$1,571
• Taxable income: $5,018
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,382/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: East Jasper Consolidated School District
• NCES district ID: 2801380
• Math proficiency: 25% ▼ -22.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $31,074
• Composite: 20.25/100
• National rank: #8620
• State rank: #83 of 130 in MS

Livability — Heidelberg

• Score: 63/100
• State rank: #161
• US rank: #15698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,497

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 15,383 people
• By 2030: 14,629 · -4.9%
• By 2040: 13,119 · -14.7%
• By 2050: 11,742 · -23.7%
• By 2075: 9,102 · -40.8%
• By 2100: 7,062 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 25% Native American 4% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · Vietnam, China
• Languages at home: 96% English-only · Vietnamese 1% Chinese 1%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+5.0) · D 47.2% · R 52.2%
• 2008→2024 swing: -14.7pp toward R · 2008: 9.7pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: D+0.5 2016: D+4.0 2012: D+9.7 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.31%
• Current HPI: 121.6906
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-51.5% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $54,000 MLSU
• 2026-04-29 Price Changed $54,300 MLSU
• 2026-04-14 Price Changed $54,700 MLSU
• 2026-03-30 Price Changed $55,900 MLSU
• 2026-03-13 Price Changed $57,200 MLSU
• 2026-02-25 Price Changed $59,500 MLSU
• 2026-02-10 Price Changed $67,400 MLSU
• 2026-01-23 Price Changed $79,800 MLSU
• 2026-01-07 Listed $111,300 MLSU

Property tax history

+2.3%/yr

Latest (2025): $685 · +0.3% YoY. Source: county tax records.