132 Mount Carmel Dr · Natchez, MS 39120

$43,700

3 bd · 1.0 ba · 961 sqft · SingleFamily public records · 73 Days on market

Built 1959 0.48 ac lot $45/sqft · 47% below area Est $85k · 48% under ↓ 8% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Needs some TLC but will make a good starter home. Put your touches on this one and make it one that you will adore.

Key facts

• 0.48 acre lot
• 4 parking spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $41k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.5% vs local median 4.3% in Natchez — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Natchez-Adams School District (town): math 8% / reading 19% proficiency, ranked #114 of 130 in MS (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 283 active listings in the ZIP; 6 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $302 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Adams 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,078 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 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?
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: 2.99% ✓
• Cap rate: 25.53%
• Cash-on-cash: 68.71%
• DSCR: 4.06
• GRM: 2.8

CMA / ARV

• ARV (median comp): $84,724
• List price: $43,700
• Delta: -48.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Oakland Dr	0.16mi	2/1.0 (-1)	957 (-0%)	2mo	$85,000	$89	85
1235 Magnolia Ave	0.53mi	3/1.0	1,000 (+4%)	1mo	$55,000	$55	68
716 Morgan Ave	0.26mi	2/1.0 (-1)	898 (-7%)	14mo	$65,000	$72	60
2163 Second St	0.42mi	3/1.0	1,016 (+6%)	15mo	$82,000	$81	58

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: 68.2%
• Equity multiple: 4.07×
• Total profit: $37,578
• Equity at exit: $6,516

10-year hold

• IRR: 72.3%
• Equity multiple: 8.38×
• Total profit: $90,333
• Equity at exit: $3,778

Cash invested: $12,236 (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 39120

• Active inventory: 283
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$229
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $701

Break-even live

Break-even rent $420

Max offer price $43,700

Occupancy floor 41%

Sensitivity live

Price	-10% $725	-5% $713	+0% $701	+5% $688	+10% $676
Rent	-10% $597	-5% $649	+0% $701	+5% $752	+10% $804
Rate	-1.0pp $723	-0.5pp $712	base $701	+0.5pp $689	+1.0pp $678

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: $10,925
• Closing costs: $1,311
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $43,700 Active 73 DOM
2. 2026-06-18
   days on market $43,700 Active 71 DOM
3. 2026-06-17
   days on market $43,700 Active 70 DOM
4. 2026-06-16
   days on market $43,700 Active 69 DOM
5. 2026-06-15
   days on market $43,700 Active 68 DOM
6. 2026-06-13
   days on market $43,700 Active 66 DOM
7. 2026-06-12
   days on market $43,700 Active 65 DOM
8. 2026-06-09
   days on market $43,700 Active 62 DOM
9. 2026-06-08
   days on market $43,700 Active 61 DOM
10. 2026-06-07
    days on market $43,700 Active 60 DOM
11. 2026-06-07
    days on market $43,700 Active 59 DOM
12. 2026-06-04
    days on market $43,700 Active 56 DOM
13. 2026-06-02
    days on market $43,700 Active 55 DOM
14. 2026-06-01
    days on market $43,700 Active 54 DOM
15. 2026-05-31
    days on market $43,700 Active 53 DOM
16. 2026-04-08
    listed $43,700 Active 115-char remark

    Show marketing remark (115 chars)

    Needs some TLC but will make a good starter home. Put your touches on this one and make it one that you will adore.

17. 2026-01-13
    status Active
18. 2025-11-14
    status Pending
19. 2025-11-14
    historical
20. 2025-08-27
    status Active
21. 2025-08-27
    price $45,900
22. 2025-08-19
    historical
23. 2025-02-19
    listed $47,700 Active
24. 2004-11-23
    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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/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 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $15,676
• − Mortgage interest: −$2,448
• − Property taxes: −$1,009
• − Insurance: −$218
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$1,271
• Taxable income: $8,222
• Est. tax owed @ 24.0%: −$1,973
• After-tax cash flow: $6,434/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: Natchez-Adams School District
• NCES district ID: 2803030
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $28,288
• Composite: 10.41/100
• National rank: #9785
• State rank: #114 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchez, MS
• Population (ZIP): 29,212

Population outlook (Adams County) Hauer SSP2

• Today (2025): 28,614 people
• By 2030: 27,405 · -4.2%
• By 2040: 24,914 · -12.9%
• By 2050: 22,554 · -21.2%
• By 2075: 17,096 · -40.3%
• By 2100: 12,156 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: D (+13.9) · D 56.5% · R 42.6%
• 2008→2024 swing: -1.7pp toward R · 2008: 15.6pp · 2024: 13.9pp
• All cycles: 2024: D+13.9 2020: D+16.1 2016: D+14.7 2012: D+18.0 2008: D+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.4% since first listed

9 events — show timeline

• 2026-04-08 Listed $43,700 MLSU
• 2026-01-13 Relisted — MLSU
• 2025-11-14 Pending — MLSU
• 2025-11-14 Listing Removed — MLSU
• 2025-08-27 Relisted — MLSU
• 2025-08-27 Price Changed $45,900 MLSU
• 2025-08-19 Listing Removed — MLSU
• 2025-02-19 Listed $47,700 MLSU
• 2004-11-23 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,009 · +20.1% YoY. Source: county tax records.