None · Booneville, MS 38829

$114,900

3 bd · 3.0 ba · 1,008 sqft · SingleFamily public records · 209 Days on market

Built 1983 0.31 ac lot Est $117k · at est.

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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 +14.0/30.0
• ARV discount +8.3/15.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedrrom 3 bath on city lot in Booneville School District. New roof just installed December 2023. Taxes shown are with no homestead exemption. All information deemed correct but subject to verification. This property is eligible through FM First Look Initiative through February 3, 2024. MULTIPLE OFFERS HAVE BEEN RECEIVED. HIGHEST AND BEST IS DUE BY 11 AM MARCH 7, 2024.

Key facts

• 0.31 acre lot
• Built 1983
• Listed 209 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $16 ($189/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 $100k (13.0% below list).
• Recommended offer: $100k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#117 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Booneville School District (town): math 49% / reading 46% proficiency, ranked #24 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anderson Elementary School (math 50% / reading 49%, grade D, #65 of 375 statewide, top 20%, 527 students, 99% FRL); R.H. Long Booneville Middle School (math 47% / reading 43%, grade D, #43 of 179 statewide, top 24%, 420 students, 99% FRL); Booneville High School (math 52% / reading 52%, grade D+, #14 of 197 statewide, top 8%, 374 students, 99% FRL) — zoned schools average 99% FRL vs 46% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 11 units permitted in Prentiss County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Prentiss County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $100,000 (13.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 13% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.87% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $116,928
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Jackson	0.68mi	3/2.0	1,120 (+11%)	19mo	$130,000	$116	30

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-17,611
• Equity at exit: $17,132

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-14,030
• Equity at exit: $9,934

Cash invested: $32,172 (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 38829

• Active inventory: 142
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $16

Break-even live

Break-even rent $980

Max offer price $114,900

Occupancy floor 93%

Sensitivity live

Price	-10% $81	-5% $48	+0% $16	+5% $-17	+10% $-49
Rent	-10% $-63	-5% $-24	+0% $16	+5% $55	+10% $95
Rate	-1.0pp $74	-0.5pp $45	base $16	+0.5pp $-14	+1.0pp $-44

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Elm St Unit 1 Booneville, MS	2.0	1.0	1095	$1,000	$0.91	45d	1	0.75mi

Listing history 16 events

1. 2026-06-21
   days on market $114,900 Active 209 DOM
2. 2026-06-21
   days on market $114,900 Active 208 DOM
3. 2026-06-18
   days on market $114,900 Active 206 DOM
4. 2026-06-17
   status $114,900 Active 205 DOM
5. 2026-04-27
   status Pending
6. 2026-04-17
   status Active
7. 2025-10-02
   status Pending
8. 2025-07-29
   status Active
9. 2025-07-16
   status Pending
10. 2025-06-16
    status Active
11. 2025-02-24
    status Pending
12. 2025-01-06
    price $114,900
13. 2024-11-16
    listed $119,900 Active
14. 2024-03-28
    soldstatus Closed 372-char remark

    Show marketing remark (372 chars)

    4 bedrrom 3 bath on city lot in Booneville School District. New roof just installed December 2023. Taxes shown are with no homestead exemption. All information deemed correct but subject to verification. This property is eligible through FM First Look Initiative through February 3, 2024. MULTIPLE OFFERS HAVE BEEN RECEIVED. HIGHEST AND BEST IS DUE BY 11 AM MARCH 7, 2024.

15. 2024-02-29
    status Active 372-char remark

    Show marketing remark (372 chars)

    4 bedrrom 3 bath on city lot in Booneville School District. New roof just installed December 2023. Taxes shown are with no homestead exemption. All information deemed correct but subject to verification. This property is eligible through FM First Look Initiative through February 3, 2024. MULTIPLE OFFERS HAVE BEEN RECEIVED. HIGHEST AND BEST IS DUE BY 11 AM MARCH 7, 2024.

16. 2024-01-05
    listed $74,900 Active 372-char remark

    Show marketing remark (372 chars)

    4 bedrrom 3 bath on city lot in Booneville School District. New roof just installed December 2023. Taxes shown are with no homestead exemption. All information deemed correct but subject to verification. This property is eligible through FM First Look Initiative through February 3, 2024. MULTIPLE OFFERS HAVE BEEN RECEIVED. HIGHEST AND BEST IS DUE BY 11 AM MARCH 7, 2024.

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,486 · $124/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 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $12,000
• − Mortgage interest: −$6,436
• − Property taxes: −$1,486
• − Insurance: −$574
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,343
• Taxable loss: −$1,759
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $611/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: Booneville School District
• NCES district ID: 2800820
• Math proficiency: 49% ▼ -19.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $29,722
• Composite: 38.79/100
• National rank: #4120
• State rank: #24 of 130 in MS

Livability — Booneville

• Score: 65/100
• State rank: #117
• US rank: #13203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Booneville, MS
• City population: 18,036
• Population (ZIP): 18,036

Population outlook (Prentiss County) Hauer SSP2

• Today (2025): 25,348 people
• By 2030: 25,247 · -0.4%
• By 2040: 24,786 · -2.2%
• By 2050: 23,851 · -5.9%
• By 2075: 20,434 · -19.4%
• By 2100: 15,359 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 10% Two or more races 3% Asian 3% Hispanic / Latino 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · China, South Korea
• Languages at home: 97% English-only · Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Prentiss

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.7%
• 2008→2024 swing: -23.2pp toward R · 2008: -42.8pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+58.3 2016: R+56.5 2012: R+42.4 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.50%
• Current HPI: 108.2429
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+53.4% since first listed

12 events — show timeline

• 2026-04-27 Pending — SAARMLS
• 2026-04-17 Relisted — SAARMLS
• 2025-10-02 Pending — SAARMLS
• 2025-07-29 Relisted — SAARMLS
• 2025-07-16 Pending — SAARMLS
• 2025-06-16 Relisted — SAARMLS
• 2025-02-24 Pending — SAARMLS
• 2025-01-06 Price Changed $114,900 SAARMLS
• 2024-11-16 Listed $119,900 SAARMLS
• 2024-03-28 Sold (MLS) — NEMSBD
• 2024-02-29 Relisted — NEMSBD
• 2024-01-05 Listed $74,900 NEMSBD

Property tax history

+21.0%/yr

Latest (2025): $1,486 · +0.0% YoY. Source: county tax records.