100 Gulf Camp Rd · Baxterville, MS 39455

$125,000

3 bd · 1.0 ba · 1,538 sqft · SingleFamily public records · 16 Days on market

Built 1947 0.78 ac lot

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Why this score? — see what drove the C+ 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 +23.6/30.0
• Appreciation +8.6/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the potential of this 3-bedroom, 2-bathroom home featuring a living room with a fireplace, a kitchen, and a dining area that provides a comfortable setting for everyday living. The property also offers a spacious backyard, perfect for hosting family gatherings, entertaining guests, or enjoying outdoor activities. With its inviting atmosphere and generous outdoor space, this home presents a wonderful opportunity to create lasting memories and make it your own.

Key facts

• Spacious backyard
• Dining area
• 0.78 acre lot

Tags

• LIVING ROOM WITH A FIREPLACE
• SPACIOUS BACKYARD
• DINING AREA

Property features AI

Exterior

• Parking: 1-car garage; Total parking for 1 vehicle
• Utilities: Public water; Septic tank; Electricity available; Sewer available
• Home design: Single-family residence (house); One level
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Metal roof; Lot approximately 0.78 acre

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Wood-burning fireplace in the living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Baxterville School (math 47% / reading 42%, grade F, #92 of 375 statewide, top 26%, 252 students, 99% FRL); Purvis High School (math 27% / reading 42%, grade F, #68 of 197 statewide, top 39%, 620 students, 100% FRL) — zoned schools average 99% FRL vs 43% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 302 active listings in the ZIP; 45 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $9k appreciation (7.2% local appreciation)).
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.72×
• Total profit: $60,323
• Equity at exit: $88,514

10-year hold

• IRR: 22.6%
• Equity multiple: 5.68×
• Total profit: $163,913
• Equity at exit: $169,879

Cash invested: $35,000 (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 39455

• Home prices YoY: 3.7%
• Active inventory: 302
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $235

Break-even live

Break-even rent $961

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $305	-5% $270	+0% $235	+5% $199	+10% $164
Rent	-10% $135	-5% $185	+0% $235	+5% $284	+10% $334
Rate	-1.0pp $298	-0.5pp $266	base $235	+0.5pp $202	+1.0pp $169

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $125,000 Active 16 DOM
2. 2026-06-19
   days on market $125,000 Active 14 DOM
3. 2026-06-18
   days on market $125,000 Active 13 DOM
4. 2026-06-17
   days on market $125,000 Active 12 DOM
5. 2026-06-16
   days on market $125,000 Active 11 DOM
6. 2026-06-15
   days on market $125,000 Active 10 DOM
7. 2026-06-14
   days on market $125,000 Active 8 DOM
8. 2026-06-13
   days on market $125,000 Active 7 DOM
9. 2026-06-10
   days on market $125,000 Active 5 DOM
10. 2026-06-09
    days on market $125,000 Active 4 DOM
11. 2026-06-08
    days on market $125,000 Active 3 DOM
12. 2026-06-07
    remarks 472-char remark
13. 2026-06-07
    listed $125,000 Active 2 DOM

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$371/yr (+$31/mo · 60.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,092
• − Mortgage interest: −$7,002
• − Property taxes: −$617
• − Insurance: −$625
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,636
• Taxable income: $797
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,624/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Baxterville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,030

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 3%
• Common ancestry: Lithuanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.23%
• Current HPI: 202.5728
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+528.1% since first listed

19 events — show timeline

• 2026-06-05 Listed $125,000 MLSU
• 2025-12-15 Listing Removed — MLSU
• 2025-09-25 Price Changed $125,000 HAAR
• 2025-09-25 Price Changed $125,000 MLSU
• 2025-08-21 Price Changed $132,000 HAAR
• 2025-08-21 Price Changed $132,000 MLSU
• 2025-08-04 Price Changed $142,100 HAAR
• 2025-08-04 Price Changed $142,100 MLSU
• 2025-08-02 Price Changed $142,900 HAAR
• 2025-08-02 Price Changed $142,900 MLSU
• 2025-06-27 Listed $149,900 MLSU
• 2025-06-25 Price Changed $149,900 HAAR
• 2025-06-12 Price Changed $159,900 HAAR
• 2025-05-29 Listed $165,000 HAAR
• 2019-01-02 Sold (Public Records) $121,000 Public Records
• 2018-12-28 Sold (MLS) — HAAR
• 2018-09-22 Listed $119,900 HAAR
• 2018-04-30 Sold (MLS) — HAAR
• 2017-10-17 Listed $19,900 HAAR

Property tax history

+6.9%/yr

Latest (2025): $617 · +4.5% YoY. Source: county tax records.