715 Central St · Belzoni, MS 39038

$129,000

5 bd · 3.0 ba · 2,240 sqft · MultiFamily public records · 134 Days on market

Built 1990 1.00 ac lot $58/sqft · 5% above area Est $123k · 5% over

---

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 +5.2/15.0
• Livability +3.0/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Attention Investors! Income-producing Tri-Plex with strong upside potential. Fully rented with (2) 2BR/1BA units and (1) 1BR/1BA unit. 30-year architectural shingle roof (2022). Tenants pay all utilities. Current monthly income: $1,600. Property being sold ''AS-IS''. Pre-approval required prior to showing.

Key facts

• Income-producing
• Fully rented
• 1 acre lot

Tags

• FULLY RENTED
• INCOME-PRODUCING

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $129k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#244 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Humphreys County School District (town): math 3% / reading 9% proficiency, ranked #128 of 130 in MS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Humphreys County population projected at -34% 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: major wind risk, 56% 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.38% ✓
• Cap rate: 19.98%
• Cash-on-cash: 48.90%
• DSCR: 3.18
• GRM: 3.5

CMA / ARV

• ARV (median comp): $122,693
• List price: $129,000
• Delta: 5.14%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Church St	0.47mi	5/3.0	2,352 (+5%)	13mo	$129,000	$55	59

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: 46.5%
• Equity multiple: 3.02×
• Total profit: $72,921
• Equity at exit: $19,234

10-year hold

• IRR: 52.3%
• Equity multiple: 6.11×
• Total profit: $184,544
• Equity at exit: $11,154

Cash invested: $36,120 (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 39038

• Home prices YoY: -3.6%
• Active inventory: 11
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,067 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $1,472

Break-even live

Break-even rent $1,204

Max offer price $129,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,545	-5% $1,508	+0% $1,472	+5% $1,435	+10% $1,399
Rent	-10% $1,230	-5% $1,351	+0% $1,472	+5% $1,593	+10% $1,714
Rate	-1.0pp $1,537	-0.5pp $1,505	base $1,472	+0.5pp $1,438	+1.0pp $1,404

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,046
1× unit	1	1	$1,020
Total (3 units)			$3,067

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $129,000 Pending 134 DOM
2. 2026-06-04
   days on market $129,000 Active 132 DOM
3. 2026-06-02
   days on market $129,000 Active 131 DOM
4. 2026-06-01
   days on market $129,000 Active 130 DOM
5. 2026-05-31
   days on market $129,000 Active 129 DOM
6. 2026-01-22
   listed $129,000 Active 307-char remark

   Show marketing remark (307 chars)

   Attention Investors! Income-producing Tri-Plex with strong upside potential. Fully rented with (2) 2BR/1BA units and (1) 1BR/1BA unit. 30-year architectural shingle roof (2022). Tenants pay all utilities. Current monthly income: $1,600. Property being sold ''AS-IS''. Pre-approval required prior to showing.

7. 2025-12-29
   historical
8. 2025-07-12
   price $125,000
9. 2025-07-11
   status Active
10. 2025-03-31
    historical
11. 2023-07-13
    listed $129,000 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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $36,804
• − Mortgage interest: −$7,226
• − Property taxes: −$2,650
• − Insurance: −$645
• − Repairs & maintenance: −$2,944
• − Management: −$2,944
• − Depreciation: −$3,753
• Taxable income: $16,641
• Est. tax owed @ 24.0%: −$3,994
• After-tax cash flow: $13,668/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: Humphreys County School District
• NCES district ID: 2802040
• Math proficiency: 3% ▼ -13.00%
• Reading proficiency: 9% ▼ -5.00%
• Median HH income: $25,369
• Composite: 3.93/100
• National rank: #10062
• State rank: #128 of 130 in MS

Livability — Belzoni

• Score: 59/100
• State rank: #244
• US rank: #20158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belzoni, MS
• Population (ZIP): 5,363

Population outlook (Humphreys County) Hauer SSP2

• Today (2025): 7,469 people
• By 2030: 6,878 · -7.9%
• By 2040: 5,784 · -22.6%
• By 2050: 4,906 · -34.3%
• By 2075: 3,775 · -49.5%
• By 2100: 3,672 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 16%
• Common ancestry: Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Humphreys

• 2024 margin: Solid D (+41.9) · D 70.4% · R 28.6% · Other 1.0%
• 2008→2024 swing: -0.5pp no change · 2008: 42.4pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+45.3 2016: D+48.0 2012: D+52.0 2008: D+42.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.37%
• Current HPI: 116.4065
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

6 events — show timeline

• 2026-01-22 Listed $129,000 MLSU
• 2025-12-29 Listing Removed — MLSU
• 2025-07-12 Price Changed $125,000 MLSU
• 2025-07-11 Relisted — MLSU
• 2025-03-31 Listing Removed — MLSU
• 2023-07-13 Listed $129,000 MLSU

Property tax history

+2.2%/yr

Latest (2025): $2,650 · +24.2% YoY. Source: county tax records.