618 S Columbus St · Aberdeen, MS 39730

$85,000

4 bd · 1.0 ba · 2,282 sqft · SingleFamily public records · 140 Days on market

Built 1950 0.55 ac lot $37/sqft · 9% below area Est $92k · 8% under ↓ 35% 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 +27.3/30.0
• ARV discount +11.1/15.0
• DSCR +9.5/10.0
• 1% rule +8.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home Aberdeen MS!! This 4 bed 2 bath home offers 2100 SQFT of living space, with a solid layout and plenty of room to spread out and entertain, its the perfect opportunity for a buyer looking to add their personal touch. A little work will go a long way- turn this house into the home you've always envisioned. All info subject to verification.

Key facts

• 0.55 acre lot
• Built 1950
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#164 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Aberdeen School District (town): math 15% / reading 19% proficiency, ranked #99 of 130 in MS (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -21% 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $70k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.37%
• DSCR: 1.55
• GRM: 6.4

CMA / ARV

• ARV (median comp): $92,356
• List price: $85,000
• Delta: -7.96%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $1,895
• Equity at exit: $12,674

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $21,937
• Equity at exit: $7,349

Cash invested: $23,800 (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 39730

• Home prices YoY: -12.2%
• Active inventory: 47
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $245

Break-even live

Break-even rent $792

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 140 DOM
2. 2026-06-17
   days on market $85,000 Active 139 DOM
3. 2026-06-16
   days on market $85,000 Active 138 DOM
4. 2026-06-15
   days on market $85,000 Active 137 DOM
5. 2026-06-13
   days on market $85,000 Active 135 DOM
6. 2026-06-12
   days on market $85,000 Active 134 DOM
7. 2026-06-09
   days on market $85,000 Active 131 DOM
8. 2026-06-08
   days on market $85,000 Active 130 DOM
9. 2026-06-07
   days on market $85,000 Active 129 DOM
10. 2026-06-07
    days on market $85,000 Active 128 DOM
11. 2026-06-04
    days on market $85,000 Active 125 DOM
12. 2026-06-02
    days on market $85,000 Active 124 DOM
13. 2026-06-01
    days on market $85,000 Active 123 DOM
14. 2026-05-31
    days on market $85,000 Active 122 DOM
15. 2026-05-20
    status Active 352-char remark

    Show marketing remark (352 chars)

    Welcome Home Aberdeen MS!! This 4 bed 2 bath home offers 2100 SQFT of living space, with a solid layout and plenty of room to spread out and entertain, its the perfect opportunity for a buyer looking to add their personal touch. A little work will go a long way- turn this house into the home you've always envisioned. All info subject to verification.

16. 2026-02-04
    price $100,000 352-char remark

    Show marketing remark (352 chars)

    Welcome Home Aberdeen MS!! This 4 bed 2 bath home offers 2100 SQFT of living space, with a solid layout and plenty of room to spread out and entertain, its the perfect opportunity for a buyer looking to add their personal touch. A little work will go a long way- turn this house into the home you've always envisioned. All info subject to verification.

17. 2026-01-23
    status Active 352-char remark

    Show marketing remark (352 chars)

    Welcome Home Aberdeen MS!! This 4 bed 2 bath home offers 2100 SQFT of living space, with a solid layout and plenty of room to spread out and entertain, its the perfect opportunity for a buyer looking to add their personal touch. A little work will go a long way- turn this house into the home you've always envisioned. All info subject to verification.

18. 2026-01-06
    listed $155,000 Active 352-char remark

    Show marketing remark (352 chars)

    Welcome Home Aberdeen MS!! This 4 bed 2 bath home offers 2100 SQFT of living space, with a solid layout and plenty of room to spread out and entertain, its the perfect opportunity for a buyer looking to add their personal touch. A little work will go a long way- turn this house into the home you've always envisioned. All info subject to verification.

19. 1994-05-01
    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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,234
• − Mortgage interest: −$4,761
• − Property taxes: −$1,737
• − Insurance: −$425
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,473
• Taxable income: $1,721
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,531/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: Aberdeen School District
• NCES district ID: 2800360
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 19% ▼ -9.00%
• Median HH income: $30,551
• Composite: 13.56/100
• National rank: #9513
• State rank: #99 of 130 in MS

Livability — Aberdeen

• Score: 63/100
• State rank: #164
• US rank: #15742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, MS
• City population: 11,496
• Population (ZIP): 11,496

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 49%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.15%
• Current HPI: 137.8358
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-35.5% since first listed

5 events — show timeline

• 2026-05-20 Relisted — NEMSBD
• 2026-02-04 Price Changed $100,000 NEMSBD
• 2026-01-23 Relisted — NEMSBD
• 2026-01-06 Listed $155,000 NEMSBD
• 1994-05-01 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,737 · +5.9% YoY. Source: county tax records.