633 Jefferson St · New Hebron, MS 39140

$58,000

3 bd · 1.5 ba · 1,118 sqft · SingleFamily public records · 82 Days on market

Built 1965 1,306 sqft lot $52/sqft · 15% below area Est $76k · 24% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

Key facts

• Corner lot
• 1,306 sq ft lot
• Parking

Tags

• CORNER LOT
• POTENTIAL FOR EXPANSION
• LANDSCAPING IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#241 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• Lawrence County School District (rural): math 20% / reading 26% proficiency, ranked #85 of 130 in MS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($401 loan paydown + $2k appreciation (4.2% local appreciation)).
• Lawrence County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $58k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $54,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
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: 1.79% ✓
• Cap rate: 15.02%
• Cash-on-cash: 31.15%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $75,975
• List price: $58,000
• Delta: -23.66%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Jefferson St	0.00mi	3/1.5	1,240 (+11%)	0mo	$58,000	$47	81

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 3.31×
• Total profit: $37,520
• Equity at exit: $29,980

10-year hold

• IRR: 37.8%
• Equity multiple: 6.64×
• Total profit: $91,661
• Equity at exit: $49,498

Cash invested: $16,240 (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 39140

• Home prices YoY: 3.5%
• Active inventory: 17
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $422

Break-even live

Break-even rent $506

Max offer price $58,000

Occupancy floor 54%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-04
   status Pending 1090-char remark

   Show marketing remark (1093 chars)

   BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

2. 2026-05-04
   status Pending 1093-char remark

   Show marketing remark (1093 chars)

   BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

3. 2026-04-18
   status Active 1090-char remark

   Show marketing remark (1090 chars)

   BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

4. 2026-04-11
   status Pending 1090-char remark

   Show marketing remark (1090 chars)

   BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

5. 2026-04-09
   status Active 1090-char remark

   Show marketing remark (1093 chars)

   BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

6. 2026-04-09
   status Active 1093-char remark

   Show marketing remark (1093 chars)

   BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

7. 2026-03-17
   status Pending 1090-char remark

   Show marketing remark (1093 chars)

   BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

8. 2026-03-17
   status Pending 1093-char remark

   Show marketing remark (1093 chars)

   BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

9. 2026-03-04
   price $58,000 1090-char remark

   Show marketing remark (1093 chars)

   BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

10. 2026-03-04
    price $58,000 1093-char remark

    Show marketing remark (1093 chars)

    BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

11. 2026-01-19
    listed $63,500 Active 1090-char remark

    Show marketing remark (1090 chars)

    BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

12. 2026-01-15
    listed $63,500 Active 1093-char remark

    Show marketing remark (1093 chars)

    BUILD INSTANT EQUITY IN NEW HEBRON--PRICED TO SELL AT $58,00! Stop paying rent and start building wealth with this incredible 3-bedroom, 1.5-bath New Hebron gem. Perfectly positioned on a generous, high-visibility corner lot, this home is the ultimate find for a savvy investor or an owner-occupant looking to create a custom space while gaining immediate value. This property features a functional 3/1.5 layout with solid bones and a proven history as a strong income-producing rental. The oversized lot offers endless possibilities for expansion, professional landscaping, or a large outdoor living area. While the home is ready for some TLC and modern updates, the potential is undeniable and the entry price is unbeatable in today's market. Whether you are looking to flip for a quick profit, hold as a long-term rental, or renovate your own primary residence, 633 Jefferson St provides an exceptional foundation for your vision. Opportunities at this price point are rare--bring your toolbelt and your imagination to secure this outstanding value before it's gone. Sold strictly as-is.

13. 2022-09-02
    soldstatus $24,728
14. 2010-11-01
    soldstatus $24,728
15. 2010-08-25
    historical
16. 2010-02-25
    listed $36,000

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $855 · $71/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 94% 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: $12,474
• − Mortgage interest: −$3,249
• − Property taxes: −$855
• − Insurance: −$290
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$1,687
• Taxable income: $4,397
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,004/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: Lawrence County School District
• NCES district ID: 2802490
• Math proficiency: 20% ▼ -16.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $37,725
• Composite: 19.21/100
• National rank: #8812
• State rank: #85 of 130 in MS

Livability — New Hebron

• Score: 59/100
• State rank: #241
• US rank: #20044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Hebron, MS
• Population (ZIP): 2,497

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 12,069 people
• By 2030: 11,724 · -2.9%
• By 2040: 10,955 · -9.2%
• By 2050: 10,085 · -16.4%
• By 2075: 7,870 · -34.8%
• By 2100: 5,614 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 45%
• Common ancestry: Serbian 2% Slovak 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+36.6) · D 31.4% · R 68.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -25.4pp · 2024: -36.6pp
• All cycles: 2024: R+36.6 2020: R+30.6 2016: R+29.9 2012: R+26.7 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.17%
• Current HPI: 124.8266
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+61.1% since first listed

16 events — show timeline

• 2026-05-04 Pending — HAAR
• 2026-05-04 Pending — MLSU
• 2026-04-18 Relisted — HAAR
• 2026-04-11 Pending — HAAR
• 2026-04-09 Relisted — HAAR
• 2026-04-09 Relisted — MLSU
• 2026-03-17 Pending — HAAR
• 2026-03-17 Pending — MLSU
• 2026-03-04 Price Changed $58,000 HAAR
• 2026-03-04 Price Changed $58,000 MLSU
• 2026-01-19 Listed $63,500 HAAR
• 2026-01-15 Listed $63,500 MLSU
• 2022-09-02 Sold (Public Records) $24,728 Public Records
• 2010-11-01 Sold (Public Records) $24,728 Public Records
• 2010-08-25 Listing Removed — MLSU
• 2010-02-25 Listed $36,000 MLSU

Property tax history

+6.1%/yr

Latest (2025): $855 · +33.0% YoY. Source: county tax records.