Property ID: 8276402986
313 Magnolia St, Edwards, MS, 39066
Edwards, MS
Money Down: $24,000
CoC Return: 21.57%
Monthly Cash Flow: $431
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$20,000
Closing Costs
$4,000
Total Down
$24,000
Investment Snapshot
Purchase Price
$100,000
Money Down
$24,000
Cash-on-Cash Return
21.57%
Rent
$1,152
Monthly Cash Flow
$431
Annual Cash Flow
$5,176
Debt Service / Mo
$532
Property Tax / Mo
$1
Insurance / Mo
$72
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,152
Payment Standard
$1,500
Rent
$1,152
Insurance
$72
Property Tax
$1
Management
$115
Utilities Allowance
$348
NOI (Monthly)
$964
Debt Service
$532
Cash Flow After Debt
$431
Quality Score: 61.20%
Confidence: 92.00%
This single-family home shows sound basic structure (brick exterior, intact roof) and generally serviceable interior finishes in main living areas, but it is vacant/winterized and needs several moderate repairs before passing a Section 8 (NSPIRE) initial inspection. Expect to install/verify smoke/CO detectors, restore plumbing/hot water, repair/replace missing bedroom flooring, reinstall missing light fixtures and outlet covers, verify HVAC/electrical operation and install or confirm range/refrigerator. No immediate structural red flags evident. With targeted work (30 days typical) this property can be brought to inspection-ready condition.
Section 8 Payment Standard
$1,500
Utility Allowance Total
$348
Guaranteed Section 8 Rent (PS - Utilities)
$1,152
Property Management
$115
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$100,000
Beds
3
Baths
2
Living Area
1,515 sqft
Lot Size
43,560 sqft
Year Built
1973
Days on Market
35
Capital Outlay
$24,000
Debt Service
$532
Property Tax / Mo
$1
Insurance / Mo
$72
Property Description
Home in Edwards, MS with 3 bedroom, 2 bathrooms, living and dining areas, and a kitchen. Situated on a spacious lot with a backyard, conveniently located near schools, and shopping. A great opportunity to own this property!
Utility Allowances
Heating
$19
Property has 'Forced Air' heating and 'Central Air' cooling, which is consistent with an electric heat pump system. The 'electric_heat_pump' option was selected as the most appropriate.
Cooking
$11
Property has a kitchen with 'Electricity Available'. 'Electric' was chosen as the most likely fuel source.
Water Heating
$29
The fuel type for the water heater is not specified. 'Electric' was chosen as it is a common option and electricity is confirmed to be available.
Other Electric
$69
This is a standard allowance for general electricity usage (lights, outlets, etc.) in a single-family home.
Water
$104
Property details state the water source is 'Public'.
Sewer
$60
Property details state the sewer type is 'Public Sewer'.
Trash Collection
$37
Trash collection is a standard municipal service for a single-family home and is assumed to be the tenant's responsibility.
Air Conditioning
$12
Property details list 'Central Air' as a cooling system.
Refrigerator
$4
A refrigerator was not explicitly listed as a provided appliance, so it is assumed to be tenant-owned.
Range/Microwave
$3
A range/microwave was not explicitly listed as a provided appliance, so it is assumed to be tenant-owned.
Source References
Payment Standard Source
Effective Date:
Oct 01, 2025
Utility Allowance Source
Effective Date:
Dec 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$843
DP3 Annual Estimate$881
DP1 Monthly Equivalent$70
DP3 Monthly Equivalent$73
Replacement Value$71,520
Basis1,515 sqft / 1973
Nearby Houses
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203 Jackson St
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3 bd / 2 ba · 1,920 sqft
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Latest rent: —
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311 Osbourne St
sold · 0.37 mi
Price: $127,500
3 bd / 2 ba · 1,900 sqft
Latest sale: — on Mar 29, 2024
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Photo unavailable
201 Magnolia St
sold · 0.40 mi
Price: $185,000
4 bd / 3 ba · 4,000 sqft
Latest sale: — on Jun 16, 2022
Latest rent: —
Photo unavailable
518 Longwood Dr
sold · 0.43 mi
Price: $35,000
3 bd / 2 ba · 1,232 sqft
Latest sale: — on May 01, 2023
Latest rent: —
Photo unavailable
209 Lewis St
sold · 0.45 mi
Price: $69,000
6 bd / 3 ba · 4,460 sqft
Latest sale: — on Dec 21, 2023
Latest rent: —
Photo unavailable
202 Royal St
sold · 0.52 mi
Price: $179,900
4 bd / 2 ba · 2,200 sqft
Latest sale: — on Aug 06, 2024
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Property is vacant and winterized (toilets labeled 'WINTERIZED'); water and hot water are likely shut off and will need activation and verification.
- Central HVAC is present (ceiling vents visible) but its operational condition is unknown and should be tested/serviced.
- Electrical panel and GFCI protection locations were not photographed; assume standard service but require verification during inspection.
- No visible signs of major roof failure or foundation movement in photos; assume typical condition for a 1973 brick ranch unless an in-person inspection finds otherwise.
- Appliances (range, refrigerator) are missing or removed — dishwasher appears present. Missing appliances reduce readiness but are repair/replace items rather than structural failures.
- Fireplace is decorative/wood-burning; flue condition not evaluated from photos and should be checked if to be used.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $16 | $76,020 | $7,602 |
| 2023 | $16 | $76,020 | $7,602 |
| 2021 | $16 | $76,020 | $7,602 |
| 2020 | $1 | $75,120 | $7,512 |
| 2019 | $1 | $75,120 | $7,512 |
| 2018 | $1 | $75,120 | $7,512 |
| 2017 | $1 | $75,120 | $7,512 |
| 2016 | $858 | $75,120 | $7,512 |
| 2015 | $830 | $73,670 | $7,367 |
| 2014 | $815 | $73,670 | $7,367 |
| 2013 | $785 | $73,670 | $7,367 |
| 2012 | $785 | $73,670 | $7,367 |
| 2011 | $847 | $77,870 | $7,787 |
| 2010 | $840 | $77,870 | $7,787 |
| 2009 | $808 | $77,870 | $7,787 |
| 2008 | $826 | $69,400 | $6,940 |
| 2007 | $735 | $69,400 | $6,940 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-01-13 | Listed | $100,000 |
Photo Gallery
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"effective_date": "2025-12-01"
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"utility_allowances": [
{
"note": "Property has 'Forced Air' heating and 'Central Air' cooling, which is consistent with an electric heat pump system. The 'electric_heat_pump' option was selected as the most appropriate.",
"utility": "Heating",
"allowance": 19
},
{
"note": "Property has a kitchen with 'Electricity Available'. 'Electric' was chosen as the most likely fuel source.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "The fuel type for the water heater is not specified. 'Electric' was chosen as it is a common option and electricity is confirmed to be available.",
"utility": "Water Heating",
"allowance": 29
},
{
"note": "This is a standard allowance for general electricity usage (lights, outlets, etc.) in a single-family home.",
"utility": "Other Electric",
"allowance": 69
},
{
"note": "Property details state the water source is 'Public'.",
"utility": "Water",
"allowance": 104
},
{
"note": "Property details state the sewer type is 'Public Sewer'.",
"utility": "Sewer",
"allowance": 60
},
{
"note": "Trash collection is a standard municipal service for a single-family home and is assumed to be the tenant's responsibility.",
"utility": "Trash Collection",
"allowance": 37
},
{
"note": "Property details list 'Central Air' as a cooling system.",
"utility": "Air Conditioning",
"allowance": 12
},
{
"note": "A refrigerator was not explicitly listed as a provided appliance, so it is assumed to be tenant-owned.",
"utility": "Refrigerator",
"allowance": 4
},
{
"note": "A range/microwave was not explicitly listed as a provided appliance, so it is assumed to be tenant-owned.",
"utility": "Range/Microwave",
"allowance": 3
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"runs": [
{
"summary": "This single-family home shows sound basic structure (brick exterior, intact roof) and generally serviceable interior finishes in main living areas, but it is vacant/winterized and needs several moderate repairs before passing a Section 8 (NSPIRE) initial inspection. Expect to install/verify smoke/CO detectors, restore plumbing/hot water, repair/replace missing bedroom flooring, reinstall missing light fixtures and outlet covers, verify HVAC/electrical operation and install or confirm range/refrigerator. No immediate structural red flags evident. With targeted work (30 days typical) this property can be brought to inspection-ready condition.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 65.0,
"rationale": "Interior generally intact with finished floors in main living areas and cabinetry present, but photos show one bedroom with flooring removed/exposed, several missing light fixtures (open ceiling holes in kitchen), missing appliance locations for range/refrigerator, some outlet/cover plate absence and cosmetic wear. These are mostly moderate, fixable items (flooring, fixtures, appliance installs, painting) rather than structural failures."
},
{
"key": "safety_code",
"label": "Safety and NSPIRE code risk",
"score": 55.0,
"rationale": "No smoke or CO detectors visible in photos (required). Windows appear adequate for egress. Entry door shows two locks (knob + deadbolt) in one photo. No obvious exposed wiring, major trip hazards, collapsed ceilings or severe mold visible. Bathrooms are winterized (toilet labels) which implies plumbing is turned off; working hot water and fixtures cannot be confirmed. GFCI presence at kitchen/bath not verified. Overall moderate risk due to missing detectors and winterized plumbing."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, plumbing, electrical, roof)",
"score": 60.0,
"rationale": "Roof and exterior brick appear intact with no visible sagging or active leaks. Ceiling HVAC vents visible indicating central system exists, but operation not demonstrated. Plumbing appears intact but is winterized (toilets tagged), so hot water and plumbing operation unconfirmed. Electrical panel not shown; some light fixtures removed. Systems likely serviceable but require verification/possible repair."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and immediate surroundings",
"score": 75.0,
"rationale": "Brick exterior and roof appear in serviceable condition with no visible foundation movement. Yard is overgrown with leaves and shrubs needing clean-up; carport/garage is open and dirty but structurally appears intact. No standing water, major grading issues or visible infestation noted in photos."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Property is vacant and winterized (toilets labeled 'WINTERIZED'); water and hot water are likely shut off and will need activation and verification.",
"Central HVAC is present (ceiling vents visible) but its operational condition is unknown and should be tested/serviced.",
"Electrical panel and GFCI protection locations were not photographed; assume standard service but require verification during inspection.",
"No visible signs of major roof failure or foundation movement in photos; assume typical condition for a 1973 brick ranch unless an in-person inspection finds otherwise.",
"Appliances (range, refrigerator) are missing or removed — dishwasher appears present. Missing appliances reduce readiness but are repair/replace items rather than structural failures.",
"Fireplace is decorative/wood-burning; flue condition not evaluated from photos and should be checked if to be used."
],
"overall_score": 63.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 3BR/2BA brick ranch shows a generally sound exterior and present mechanical systems, but needs moderate interior repairs and safety recommissioning to pass an initial HCV/NSPIRE inspection. Primary issues: winterized plumbing (no active hot water), no visible smoke/CO detectors, at least one bedroom with exposed subfloor, and missing kitchen appliances/finishes. With 2–6 weeks of focused work (restore water, install detectors, finish flooring, reinstall appliances, GFCI checks), it is likely to pass.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Interior finishes generally intact but several moderate repair items visible: at least one bedroom with flooring removed/exposed subfloor, older bathrooms with signs of winterization and staining, missing/removed kitchen appliance openings (stove/fridge) and two ceiling fixture openings in kitchen. Flooring in main living areas appears serviceable. These are mostly cosmetic/finish and medium-effort repair items; missing appliances reduce readiness moderately but are not structural failures."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 50.0,
"rationale": "Multiple inspection risks or unknowns from photos: no visible smoke detectors or CO alarms, toilets and tubs are taped 'winterized' (water likely shut off/no hot water), GFCI and electrical panel not visible, egress windows appear present/adequate but not measured. No obvious exposed wiring or collapsed ceilings. The lack of visible smoke detectors and winterized plumbing represent likely NSPIRE failures until corrected."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 55.0,
"rationale": "Roof shingles and exterior brick appear in good condition (no visible active roof failure). Ceiling circular vents indicate a central HVAC duct system but operational status is unconfirmed. Water supply appears turned off/winterized (hot water likely unavailable). Electrical panel and water heater not shown. Plumbing fixtures present but will require recommissioning. Overall systems appear present but require verification/activation and some service."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick exterior and roof appear intact and recently shingled; yard is overgrown with leaves and shrubs encroaching on windows but no visible erosion, standing water, or foundation cracking in photos. Carport/garage is open and dirty but structurally appears serviceable. Site cleanup and minor landscape maintenance needed; no major structural exterior failures visible."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms (likely NSPIRE fail until installed).",
"Plumbing winterized / water shut off (no hot water available) — will fail inspection until water/heater service restored.",
"Exposed/subfloor in at least one bedroom (flooring removed) — trip hazard and habitability issue until finished.",
"Built 1973 — potential lead-based paint risk; requires disclosure and attention to peeling paint (pre-1978 property)."
],
"confidence": 0.65,
"assumptions": [
"Water has been winterized (toilets labeled 'winterized') and hot water is not currently available; recommissioning will restore plumbing functionality.",
"Central HVAC is present (ceiling vents visible) but operational status is unknown; assumed serviceable or repairable with standard maintenance.",
"Electrical panel and service are present and intact though not shown; no visible exposed wiring in photos.",
"No evidence of active roof leaks or major foundation movement in provided photos; roof shingles appear in good condition and recent.",
"Smoke detectors and CO alarms are not visible in photos; assume none installed or not visible and must be installed/verified before inspection.",
"Appliances (stove, refrigerator) are currently missing or removed from photos; these are considered moderate readiness items to be provided by owner.",
"Property was built in 1973; assume potential lead-based paint risk that requires standard disclosure and address any peeling paint per HUD/NSPIRE rules."
],
"overall_score": 59.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 3-bed, 2-bath brick ranch is structurally intact and largely cosmetic in need of repair. Major exterior systems (roof envelope) look serviceable and interior rooms are generally in fair condition. Primary inspection risks are: no visible smoke/CO detectors, plumbing winterized (no confirmed hot water), a bedroom with exposed subfloor, missing kitchen range and refrigerator, and unverified GFCI protection and electrical panel condition. With targeted work — restore water/heat and prove hot water, install/verify smoke and CO alarms, replace/repair bedroom flooring, install missing appliances or document tenant-supplied appliances, confirm/repair any required GFCI outlets and test HVAC/electrical — the unit is likely to pass an initial HCV/NSPIRE inspection. Estimated turnaround to pass: 1–4 weeks if trades and utilities available.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Overall interior surfaces and finishes are intact but show deferred maintenance and cosmetic issues. Hardwood/vinyl floors in main living/kitchen appear in fair condition; at least one bedroom has flooring removed exposing the subfloor. Kitchen cabinets and counters are present but the range space and refrigerator cavity are empty; dishwasher is present. Bathrooms are intact but show staining and signs of winterization. Paint/trim are scuffed in places; ceiling finishes appear generally ok. These are mostly cosmetic or moderate repairs (flooring replacement/patch, reinstall appliances, clean/paint) and not structural."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "No smoke detectors or CO alarms are visible in the photos (NSPIRE requires properly located smoke detectors). The interior plumbing appears winterized (toilets labeled 'winterized'), indicating water/hot water is currently off which would fail an initial inspection until restored. Entry door shown has both knob and deadbolt which is good. No exposed live wiring or broken handrails observed. Kitchen GFCI receptacles are not visible in photos (possible code risk). Windows visible appear to be adequate for egress in bedrooms. Overall there are several correctable code risks (missing/uncertain smoke detectors, no hot water, unclear GFCIs) that need addressing before an inspection pass."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 60.0,
"rationale": "Roof shingles appear in serviceable condition from exterior photos with no obvious sag or active leak evidence. Ceiling HVAC vents and a wall thermostat are visible, indicating central HVAC likely installed, but operational status is unknown. Plumbing appears winterized (water off) so hot water and fixture operation cannot be confirmed; water heater location/condition not shown. Electrical panel and service condition are not pictured. No visible evidence of catastrophic system failure, but system operability must be verified (restore water, test HVAC, inspect electrical panel)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior brick single-story ranch appears structurally sound in photos. Roof looks recently shingled or in reasonable condition; no visible foundation cracks or sagging. Yard/landscaping are overgrown with heavy leaf cover and need cleanup. Carport/garage is open (no overhead door shown) but appears intact. Walkways and driveway are obscured by leaves but no trip hazards are evident in provided images. Overall exterior condition is good with routine clean-up and minor maintenance needed."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms (required for NSPIRE compliance).",
"Plumbing winterized / no confirmed hot water — will fail inspection until restored and hot water demonstrated.",
"Exposed subfloor / missing flooring in at least one bedroom (safety/trip hazard and required to be repaired).",
"Missing kitchen range and refrigerator (inspection may allow missing appliances but this is a readiness risk that must be addressed).",
"No visible GFCI outlet near kitchen sink in photos (potential electrical/code issue)."
],
"confidence": 0.65,
"assumptions": [
"Photos show 'WINTERIZED' stickers and toilets labeled; assume domestic water has been turned off and hot water may not be available until reactivation.",
"Ceiling vents and a wall thermostat visible indicate central HVAC is present; assume unit exists but operational status is unconfirmed.",
"No smoke detectors or CO alarms are visible in supplied photos; assume none are present or not clearly visible in photographed rooms.",
"Electrical panel and GFCI outlets are not shown; assume standard electrical service is present but some kitchen GFCI protection may be missing or undocumented.",
"No visible roof sagging, major foundation cracks, or mold stains are present in photos; assume no severe structural deficiencies unless revealed by a full inspection.",
"Missing range and refrigerator observed in kitchen photos; assume landlord will supply or tenant will supply appliances — absence reduces condition score but is not treated as structural failure."
],
"overall_score": 62.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "313 Magnolia St, Edwards, MS, 39066",
"aggregate": {
"summary": "This single-family home shows sound basic structure (brick exterior, intact roof) and generally serviceable interior finishes in main living areas, but it is vacant/winterized and needs several moderate repairs before passing a Section 8 (NSPIRE) initial inspection. Expect to install/verify smoke/CO detectors, restore plumbing/hot water, repair/replace missing bedroom flooring, reinstall missing light fixtures and outlet covers, verify HVAC/electrical operation and install or confirm range/refrigerator. No immediate structural red flags evident. With targeted work (30 days typical) this property can be brought to inspection-ready condition.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 63.3,
"rationale": "Interior generally intact with finished floors in main living areas and cabinetry present, but photos show one bedroom with flooring removed/exposed, several missing light fixtures (open ceiling holes in kitchen), missing appliance locations for range/refrigerator, some outlet/cover plate absence and cosmetic wear. These are mostly moderate, fixable items (flooring, fixtures, appliance installs, painting) rather than structural failures."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and immediate surroundings",
"score": 73.3,
"rationale": "Brick exterior and roof appear in serviceable condition with no visible foundation movement. Yard is overgrown with leaves and shrubs needing clean-up; carport/garage is open and dirty but structurally appears intact. No standing water, major grading issues or visible infestation noted in photos."
},
{
"key": "safety_code",
"label": "Safety and NSPIRE code risk",
"score": 53.3,
"rationale": "No smoke or CO detectors visible in photos (required). Windows appear adequate for egress. Entry door shows two locks (knob + deadbolt) in one photo. No obvious exposed wiring, major trip hazards, collapsed ceilings or severe mold visible. Bathrooms are winterized (toilet labels) which implies plumbing is turned off; working hot water and fixtures cannot be confirmed. GFCI presence at kitchen/bath not verified. Overall moderate risk due to missing detectors and winterized plumbing."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, plumbing, electrical, roof)",
"score": 58.3,
"rationale": "Roof and exterior brick appear intact with no visible sagging or active leaks. Ceiling HVAC vents visible indicating central system exists, but operation not demonstrated. Plumbing appears intact but is winterized (toilets tagged), so hot water and plumbing operation unconfirmed. Electrical panel not shown; some light fixtures removed. Systems likely serviceable but require verification/possible repair."
}
],
"red_flags": [],
"confidence": 0.92,
"assumptions": [
"Property is vacant and winterized (toilets labeled 'WINTERIZED'); water and hot water are likely shut off and will need activation and verification.",
"Central HVAC is present (ceiling vents visible) but its operational condition is unknown and should be tested/serviced.",
"Electrical panel and GFCI protection locations were not photographed; assume standard service but require verification during inspection.",
"No visible signs of major roof failure or foundation movement in photos; assume typical condition for a 1973 brick ranch unless an in-person inspection finds otherwise.",
"Appliances (range, refrigerator) are missing or removed — dishwasher appears present. Missing appliances reduce readiness but are repair/replace items rather than structural failures.",
"Fireplace is decorative/wood-burning; flue condition not evaluated from photos and should be checked if to be used."
],
"score_method": "mean_of_criteria",
"overall_score": 61.2,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8276402986"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.