656 Old Mississippi 33 · Centreville, MS 39631

$75,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily · 11 Days on market

Built 1995 Fair condition 0.73 ac lot $70/sqft · 22% above area Est $62k · 22% over

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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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +6.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0

Listing remarks

This is a very well maintained 3 bedroom 1 bath home in Centreville, MS. , Wilkinson County. Huge fenced yard is perfect for outdoor entertaining or just relaxing under the shade trees. Call for your appontment today!

Key facts

• Fenced yard
• Outdoor entertaining
• Shade trees

Tags

• FENCED YARD
• OUTDOOR ENTERTAINING
• SHADE TREES

Property features AI

Finance

• Other: Zoned for agricultural/residential large lot development; Lot is level, mostly open with few trees and views (approximately 0.73 acre)

Exterior

• Parking: Attached parking; Attached carport (1 space); Covered parking pad on paved surface; Concrete surfaces
• Security: Security fence
• Utilities: Community water; Septic tank; Electricity connected; Propane connected; Water and sewer connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch on a slab; Private yard; Chain link fence with gate and security fencing; Shed(s)

Interior

• Kitchen: Free-standing gas range; Range hood; Refrigerator; Electric water heater
• Flooring: Carpet; Linoleum; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric) with ceiling heating; Central air conditioning (electric); Ceiling fans for additional cooling
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Soaking tub; Interior storage; Tile countertops; Deadbolt locks; Storm doors; Aluminum window frames
• Laundry & utility: Indoor laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $75k).

Location & tenants

• Location reads 58/100 on livability (#277 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Wilkinson County School District (rural): math 4% / reading 11% proficiency, ranked #124 of 130 in MS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Finch Elementary (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 199 students, 100% FRL); William Winans Middle School (math 5% / reading 8%, grade F, #171 of 179 statewide, top 97%, 225 students, 100% FRL); Wilkinson County High (math 2% / reading 12%, grade F, #186 of 197 statewide, top 96%, 262 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $3k appreciation (3.4% local appreciation)).
• Wilkinson County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $61,699
• List price: $75,000
• Delta: 21.56%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.21×
• Total profit: $25,371
• Equity at exit: $35,220

10-year hold

• IRR: 21.7%
• Equity multiple: 4.23×
• Total profit: $67,728
• Equity at exit: $55,472

Cash invested: $21,000 (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 39631

• Home prices YoY: 4.1%
• Active inventory: 15
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $234

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 70%

Sensitivity live

Price	-10% $286	-5% $260	+0% $234	+5% $208	+10% $182
Rent	-10% $159	-5% $197	+0% $234	+5% $272	+10% $309
Rate	-1.0pp $272	-0.5pp $253	base $234	+0.5pp $215	+1.0pp $195

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending 218-char remark
2. 2026-04-25
   listed $75,000 Active 218-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,430
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$2,182
• Taxable income: $1,718
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,398/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Upgrading the kitchen and exterior, along with landscaping, would significantly enhance its appeal for both resale and rental.

Repairs flagged

• Moderate Kitchen cabinets — Dated and in need of replacement.
• Minor Bathroom fixtures — Basic fixtures that could be upgraded.
• Moderate Exterior paint — Brick exterior with visible discoloration.
• Minor Landscaping — Overgrown areas that could be trimmed and landscaped.

Value-add opportunities

• Both Replace kitchen cabinets and fixtures — Improves both resale and rental value.
• Both Paint exterior brick — Enhances curb appeal and property value.
• Both Landscaping and yard maintenance — Improves curb appeal and rental value.
• Both Upgrade HVAC system — Improves comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated and in need of replacement.	Moderate	$3,000–15,000
Bathroom fixtures · Basic fixtures that could be upgraded.	Minor	$500–3,000
Exterior paint · Brick exterior with visible discoloration.	Moderate	$3,000–15,000
Landscaping · Overgrown areas that could be trimmed and landscaped.	Minor	$500–3,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Both Replace kitchen cabinets and fixtures — Improves both resale and rental value. ↑
• Both Paint exterior brick — Enhances curb appeal and property value. ↑
• Both Landscaping and yard maintenance — Improves curb appeal and rental value. ↑
• Both Upgrade HVAC system — Improves comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wilkinson County School District
• NCES district ID: 2804710
• Math proficiency: 4% ▼ -12.00%
• Reading proficiency: 11% ▼ -5.00%
• Median HH income: $29,558
• Composite: 5.57/100
• National rank: #10025
• State rank: #124 of 130 in MS

Livability — Centreville

• Score: 58/100
• State rank: #277
• US rank: #21497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,346

Population outlook (Wilkinson County) Hauer SSP2

• Today (2025): 7,916 people
• By 2030: 7,289 · -7.9%
• By 2040: 6,036 · -23.7%
• By 2050: 4,978 · -37.1%
• By 2075: 3,361 · -57.5%
• By 2100: 2,387 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 1% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wilkinson

• 2024 margin: Strong D (+25.3) · D 62.0% · R 36.7% · Other 1.3%
• 2008→2024 swing: -13.1pp toward R · 2008: 38.4pp · 2024: 25.3pp
• All cycles: 2024: D+25.3 2020: D+34.5 2016: D+36.4 2012: D+39.3 2008: D+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.35%
• Current HPI: 84.8886
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-06 Pending — MLSU
• 2026-04-25 Listed $75,000 MLSU