656 Old Mississippi 33

Centreville, MS 39631

$75,000C+

3 bd · 1.0 ba · 1,066 sqft · Built 1995 · SingleFamily · Pending · 11 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $953/mo
• Mortgage (P&I): −$393
• Tax + insurance: −$125
• HOA: −$0
• Vac / Maint / Mgmt: −$200
• Net cashflow: $234/mo
• Annual: $2,810/yr
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• 1% rule: 1.27%
• Cash to close: $21,000

Investor read

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.
• 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).
• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $3k of equity ($519 loan paydown + $3k appreciation (3.4% local appreciation)).
• 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.
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.