44159 Highway 28 · Georgetown, MS 39078

$49,680

3 bd · 1.0 ba · 1,904 sqft · SingleFamily public records · 37 Days on market

Built 1900 $26/sqft · 55% below area ↓ 27% since listing

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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 +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

REO property being sold "as is". Nice 3BR/1BA home which needs some TLC but it would be a great place to renovate and call "home". Large entrance foyer with all the bedrooms a nice size too. Extra large living/dining combination. Spacious kitchen with plenty of counter space, double oven and dishwasher. There is a small room just off of the kitchen that would be great for a mudroom or small breakfast area. Bonus of a storage building. Regular homestead would be approximately according to $1,720 Copiah County Tax Assessor. No offer can be accepted during the first 10 days of marketing.

Key facts

• Large entrance foyer
• Spacious kitchen
• Dishwasher

Tags

• LARGE ENTRANCE FOYER
• SPACIOUS KITCHEN
• DOUBLE OVEN
• DISHWASHER
• SMALL ROOM OFF KITCHEN
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#322 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($343 loan paydown + $1k appreciation (3.0% local appreciation)).
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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.
• Current owner paid $38k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $48,189 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.26% ✓
• Cap rate: 18.76%
• Cash-on-cash: 44.51%
• DSCR: 2.98
• GRM: 3.7

CMA / ARV

• ARV (median comp): $121,275
• List price: $49,680
• Delta: -59.04%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 49.8%
• Equity multiple: 3.80×
• Total profit: $38,882
• Equity at exit: $22,338

10-year hold

• IRR: 49.5%
• Equity multiple: 7.64×
• Total profit: $92,413
• Equity at exit: $34,426

Cash invested: $13,910 (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 39078

• Active inventory: 3
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$261
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $516

Break-even live

Break-even rent $470

Max offer price $49,680

Occupancy floor 49%

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: $12,420
• Closing costs: $1,490
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $49,680 Active 37 DOM
2. 2026-06-17
   days on market $49,680 Active 36 DOM
3. 2026-06-16
   days on market $49,680 Active 35 DOM
4. 2026-06-15
   days on market $49,680 Active 34 DOM
5. 2026-06-13
   days on market $49,680 Active 32 DOM
6. 2026-06-12
   days on market $49,680 Active 31 DOM
7. 2026-06-09
   days on market $49,680 Active 28 DOM
8. 2026-06-08
   days on market $49,680 Active 27 DOM
9. 2026-06-07
   days on market $49,680 Active 26 DOM
10. 2026-06-07
    days on market $49,680 Active 25 DOM
11. 2026-06-04
    days on market $49,680 Active 22 DOM
12. 2026-06-02
    days on market $49,680 Active 21 DOM
13. 2026-06-01
    days on market $49,680 Active 20 DOM
14. 2026-05-31
    days on market $49,680 Active 19 DOM
15. 2026-05-12
    listed $49,680 Active 509-char remark
16. 2024-08-30
    soldstatus $38,000
17. 2022-06-17
    historical
18. 2022-05-17
    listed $38,000 Active
19. 2019-05-10
    soldstatus

    Show marketing remark (611 chars)

    REO property being sold "as is". Nice 3BR/1BA home which needs some TLC but it would be a great place to renovate and call "home". Large entrance foyer with all the bedrooms a nice size too. Extra large living/dining combination. Spacious kitchen with plenty of counter space, double oven and dishwasher. There is a small room just off of the kitchen that would be great for a mudroom or small breakfast area. Bonus of a storage building. Regular homestead would be approximately according to $1,720 Copiah County Tax Assessor. No offer can be accepted during the first 10 days of marketing.

20. 2019-03-28
    listed $21,600

    Show marketing remark (611 chars)

    REO property being sold "as is". Nice 3BR/1BA home which needs some TLC but it would be a great place to renovate and call "home". Large entrance foyer with all the bedrooms a nice size too. Extra large living/dining combination. Spacious kitchen with plenty of counter space, double oven and dishwasher. There is a small room just off of the kitchen that would be great for a mudroom or small breakfast area. Bonus of a storage building. Regular homestead would be approximately according to $1,720 Copiah County Tax Assessor. No offer can be accepted during the first 10 days of marketing.

21. 2012-06-01
    historical
22. 2011-12-13
    listed $79,000
23. 2008-12-22
    soldstatus
24. 2008-12-22
    soldstatus $68,900
25. 2008-07-31
    listed $68,000

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,079 · $90/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 ≥108°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: $13,476
• − Mortgage interest: −$2,783
• − Property taxes: −$1,079
• − Insurance: −$248
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,445
• Taxable income: $5,764
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $4,808/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Georgetown

• Score: 54/100
• State rank: #322
• US rank: #23976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, MS
• Population (ZIP): 1,050

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Black 27% Hispanic / Latino 14% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-26.9% since first listed

11 events — show timeline

• 2026-05-12 Listed $49,680 FSBO.com
• 2024-08-30 Sold (Public Records) $38,000 Public Records
• 2022-06-17 Listing Removed — MLSU
• 2022-05-17 Listed $38,000 MLSU
• 2019-05-10 Sold (MLS) — MLSU
• 2019-03-28 Listed $21,600 MLSU
• 2012-06-01 Listing Removed — MLSU
• 2011-12-13 Listed $79,000 MLSU
• 2008-12-22 Sold (Public Records) $68,900 Public Records
• 2008-12-22 Sold (MLS) — MLSU
• 2008-07-31 Listed $68,000 MLSU

Property tax history

+80.9%/yr

Latest (2025): $1,079 · -1.8% YoY. Source: county tax records.