141 Rogers Rd · West Point, MS 39773

$90,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 67 Days on market

Built 1973 10,018 sqft lot

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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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 1-bath home offering approximately 1,083 square feet of opportunity in West Point, MS. Perfect for investors or first-time homebuyers willing to put in a little TLC, this property presents a great chance to build instant equity. With solid bones and a functional layout, this home is ready for your personal touch. Whether you're looking for your next rental property, fix-and-flip project, or an affordable place to call home, the possibilities here are endless. Conveniently located just about 30 minutes from Mississippi State University, this property offers easy access to local amenities, schools, and major roadways. Don't miss this great value while adding opportunity! Bring your vision and make it your own!

Key facts

• Major roadways
• Local amenities
• 0.23 acre lot

Tags

• LOCAL AMENITIES
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#307 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Market conditions: 17 active listings in the ZIP; 5 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at -18% 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1973 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 7.7

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $817
• Equity at exit: $13,419

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $20,423
• Equity at exit: $7,782

Cash invested: $25,200 (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 39773

• Home prices YoY: -10.4%
• Active inventory: 17
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $242

Break-even live

Break-even rent $668

Max offer price $90,000

Occupancy floor 70%

Sensitivity live

Price	-10% $293	-5% $268	+0% $242	+5% $217	+10% $192
Rent	-10% $165	-5% $204	+0% $242	+5% $281	+10% $320
Rate	-1.0pp $288	-0.5pp $265	base $242	+0.5pp $219	+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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $90,000 Active 67 DOM
2. 2026-06-19
   days on market $90,000 Active 65 DOM
3. 2026-06-18
   days on market $90,000 Active 64 DOM
4. 2026-06-17
   days on market $90,000 Active 63 DOM
5. 2026-06-16
   days on market $90,000 Active 62 DOM
6. 2026-06-15
   days on market $90,000 Active 61 DOM
7. 2026-06-14
   days on market $90,000 Active 59 DOM
8. 2026-06-12
   days on market $90,000 Active 58 DOM
9. 2026-06-09
   days on market $90,000 Active 55 DOM
10. 2026-06-08
    days on market $90,000 Active 54 DOM
11. 2026-06-07
    days on market $90,000 Active 53 DOM
12. 2026-06-05
    days on market $90,000 Active 50 DOM
13. 2026-06-03
    days on market $90,000 Active 49 DOM
14. 2026-06-02
    days on market $90,000 Active 48 DOM
15. 2026-06-01
    days on market $90,000 Active 47 DOM
16. 2026-05-31
    days on market $90,000 Active 46 DOM
17. 2026-05-30
    days on market $90,000 Active 45 DOM
18. 2026-04-15
    listed $90,000 Active 753-char remark

    Show marketing remark (753 chars)

    Welcome to this 3-bedroom, 1-bath home offering approximately 1,083 square feet of opportunity in West Point, MS. Perfect for investors or first-time homebuyers willing to put in a little TLC, this property presents a great chance to build instant equity. With solid bones and a functional layout, this home is ready for your personal touch. Whether you're looking for your next rental property, fix-and-flip project, or an affordable place to call home, the possibilities here are endless. Conveniently located just about 30 minutes from Mississippi State University, this property offers easy access to local amenities, schools, and major roadways. Don't miss this great value while adding opportunity! Bring your vision and make it your own!

19. 2008-03-13
    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: $224 · $19/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$487/yr (+$41/mo · 217.9%)

ⓘ 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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,705
• − Mortgage interest: −$5,041
• − Property taxes: −$224
• − Insurance: −$450
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,618
• Taxable income: $1,499
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $2,550/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)

No district data.

Livability — West Point

• Score: 56/100
• State rank: #307
• US rank: #22827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Point, MS
• Population (ZIP): 14,771

Population outlook (Clay County) Hauer SSP2

• Today (2025): 19,339 people
• By 2030: 18,773 · -2.9%
• By 2040: 17,357 · -10.2%
• By 2050: 15,891 · -17.8%
• By 2075: 12,695 · -34.4%
• By 2100: 9,930 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 39% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Clay

• 2024 margin: D (+10.4) · D 54.8% · R 44.4%
• 2008→2024 swing: -8.4pp toward R · 2008: 18.9pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+16.3 2016: D+15.7 2012: D+22.0 2008: D+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.19%
• Current HPI: 139.7515
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-15 Listed $90,000 MLSU
• 2008-03-13 Sold (Public Records) — Public Records

Property tax history

-2.9%/yr

Latest (2025): $224 · +9.1% YoY. Source: county tax records.