1042 Lee Davis Cir · Utica, MS 39175

$150,000

3 bd · 2.0 ba · 2,330 sqft · SingleFamily public records · 23 Days on market

Built 1984

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Why this score? — see what drove the D- 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 +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +1.2/10.0

Listing remarks

& acirc; & euro; & oelig; Prime Utica Property & acirc; & euro; & ldquo; 3 Acres with Home Included, Conveniently Located Between Highway 18 and Highway 27. High-visibility area with significant potential for investors, developers, or homeowners seeking space. Property sold as-is. & acirc; & euro; �

Key facts

• High-visibility area
• Conveniently located
• 3 acres

Tags

• 3 ACRES
• CONVENIENTLY LOCATED
• HIGH-VISIBILITY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-18 ($-217/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.5% below list).
• Recommended offer: $125k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#294 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D-, amenities F, commute F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $125,260 (16.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-25,455
• Equity at exit: $22,365

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-23,642
• Equity at exit: $12,969

Cash invested: $42,000 (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 39175

• Home prices YoY: -3.8%
• Active inventory: 27
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$159 /mo · $1,902/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-18

Break-even live

Break-even rent $1,275

Max offer price $146,810

Occupancy floor 96%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 23 DOM
2. 2026-06-17
   days on market $150,000 Active 22 DOM
3. 2026-06-16
   days on market $150,000 Active 21 DOM
4. 2026-06-15
   days on market $150,000 Active 20 DOM
5. 2026-06-14
   days on market $150,000 Active 18 DOM
6. 2026-06-10
   days on market $150,000 Active 15 DOM
7. 2026-06-09
   days on market $150,000 Active 14 DOM
8. 2026-06-08
   days on market $150,000 Active 13 DOM
9. 2026-06-07
   days on market $150,000 Active 12 DOM
10. 2026-06-03
    days on market $150,000 Active 8 DOM
11. 2026-06-02
    days on market $150,000 Active 7 DOM
12. 2026-06-01
    days on market $150,000 Active 6 DOM
13. 2026-05-31
    days on market $150,000 Active 5 DOM
14. 2026-05-30
    days on market $150,000 Active 4 DOM
15. 2026-05-26
    listed $150,000 Active
16. 1984-07-31
    soldstatus
17. 1984-03-31
    soldstatus
18. 1979-07-07
    soldstatus

ⓘ 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: $1,902 · $159/mo
• Projected year-2 tax: $1,902 · $159/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $15,031
• − Mortgage interest: −$8,402
• − Property taxes: −$1,902
• − Insurance: −$750
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$4,364
• Taxable loss: −$2,792
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $453/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Utica

• Score: 57/100
• State rank: #294
• US rank: #22096

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

• Population (ZIP): 4,079

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 34% Two or more races 2%
• Common ancestry: Serbian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.59%
• Current HPI: 190.5278
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-05-26 Listed $150,000 FSBO.com
• 1984-07-31 Sold (Public Records) — Public Records
• 1984-03-31 Sold (Public Records) — Public Records
• 1979-07-07 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,902 · +3.0% YoY. Source: county tax records.