303 Central St · Belzoni, MS 39038

$78,000

2 bd · 1.0 ba · 2,260 sqft · Other public records · 329 Days on market

Built 1901 3.00 ac lot $35/sqft · 48% below area ↓ 18% 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Beautiful home with lots of land and high ceilings. Well maintained and in a quiet neighborhood!

Key facts

• 3 acre lot
• Built 1901
• Listed 328 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#244 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.
• Humphreys County School District (town): math 3% / reading 9% proficiency, ranked #128 of 130 in MS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ida Greene Lower Elementary (math 2% / reading 9%, grade F, #355 of 375 statewide, top 95%, 370 students, 100% FRL); O M Mc Nair Middle School (math 3% / reading 10%, grade F, #171 of 179 statewide, top 97%, 413 students, 100% FRL); Humphreys County High School (math 2% / reading 8%, grade F, #193 of 197 statewide, top 99%, 424 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Humphreys County population projected at -34% 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 48% 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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 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 1901 — 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: 1.41% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (median comp): $156,780
• List price: $78,000
• Delta: -50.25%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $5,503
• Equity at exit: $11,630

10-year hold

• IRR: 15.9%
• Equity multiple: 2.29×
• Total profit: $28,273
• Equity at exit: $6,744

Cash invested: $21,840 (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 39038

• Home prices YoY: -3.6%
• Active inventory: 11
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $284

Break-even live

Break-even rent $737

Max offer price $78,000

Occupancy floor 69%

Sensitivity live

Price	-10% $328	-5% $306	+0% $284	+5% $262	+10% $240
Rent	-10% $198	-5% $241	+0% $284	+5% $328	+10% $371
Rate	-1.0pp $323	-0.5pp $304	base $284	+0.5pp $264	+1.0pp $243

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $78,000 Active 329 DOM
2. 2026-06-21
   days on market $78,000 Active 328 DOM
3. 2026-06-21
   days on market $78,000 Active 327 DOM
4. 2026-06-18
   days on market $78,000 Active 325 DOM
5. 2026-06-17
   days on market $78,000 Active 324 DOM
6. 2026-06-16
   days on market $78,000 Active 323 DOM
7. 2026-06-15
   days on market $78,000 Active 322 DOM
8. 2026-06-13
   days on market $78,000 Active 320 DOM
9. 2026-06-12
   days on market $78,000 Active 319 DOM
10. 2026-06-09
    days on market $78,000 Active 316 DOM
11. 2026-06-08
    days on market $78,000 Active 315 DOM
12. 2026-06-07
    days on market $78,000 Active 314 DOM
13. 2026-06-07
    days on market $78,000 Active 313 DOM
14. 2026-06-04
    days on market $78,000 Active 310 DOM
15. 2026-06-02
    days on market $78,000 Active 309 DOM
16. 2026-06-01
    days on market $78,000 Active 308 DOM
17. 2026-05-31
    days on market $78,000 Active 307 DOM
18. 2025-07-22
    listed $78,000 Active 96-char remark

    Show marketing remark (96 chars)

    Beautiful home with lots of land and high ceilings. Well maintained and in a quiet neighborhood!

19. 2025-04-01
    historical
20. 2024-09-30
    listed $95,000 Active

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,692 · $141/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $13,165
• − Mortgage interest: −$4,369
• − Property taxes: −$1,692
• − Insurance: −$390
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,269
• Taxable income: $2,338
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $2,849/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: Humphreys County School District
• NCES district ID: 2802040
• Math proficiency: 3% ▼ -13.00%
• Reading proficiency: 9% ▼ -5.00%
• Median HH income: $25,369
• Composite: 3.93/100
• National rank: #10062
• State rank: #128 of 130 in MS

Livability — Belzoni

• Score: 59/100
• State rank: #244
• US rank: #20158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belzoni, MS
• Population (ZIP): 5,363

Population outlook (Humphreys County) Hauer SSP2

• Today (2025): 7,469 people
• By 2030: 6,878 · -7.9%
• By 2040: 5,784 · -22.6%
• By 2050: 4,906 · -34.3%
• By 2075: 3,775 · -49.5%
• By 2100: 3,672 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 16%
• Common ancestry: Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Humphreys

• 2024 margin: Solid D (+41.9) · D 70.4% · R 28.6% · Other 1.0%
• 2008→2024 swing: -0.5pp no change · 2008: 42.4pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+45.3 2016: D+48.0 2012: D+52.0 2008: D+42.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.37%
• Current HPI: 116.4065
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-17.9% since first listed

3 events — show timeline

• 2025-07-22 Listed $78,000 MLSU
• 2025-04-01 Listing Removed — MLSU
• 2024-09-30 Listed $95,000 MLSU

Property tax history

+68.4%/yr

Latest (2025): $1,692 · +43615.5% YoY. Source: county tax records.