Priced at $94,900—which translates to $44.64 per square foot of living space—4595 Highway 18 in Rose Hill, Mississippi (ZIP 39356, Jasper County) presents a rare rural homestead opportunity. Featuring a 2,126-square-foot classic Southern farmhouse built in 1907, the property encompasses 4.00 acres of mowed pasture and timberland, complete with a solar-powered gated driveway, security fencing, and authentic early 20th-century architectural details.
Offered at a significant discount following sequential market price reductions down from its initial $139,900 list price, this historic residence provides exceptional space with up to 5 potential bedrooms. Supported by low annual property taxes of $432.00 to $483.00 per year ($36.00 to $40.25 per month) and zero HOA fees, it offers strong long-term value for historic home renovators, rural homesteaders, or land-banking buyers.
Property Overview and Technical Specifications
Evaluating public records, MLS listing disclosures (#24-1215), and property image archives establishes the baseline specifications for this Jasper County homestead.
| Property Parameter | Listing Disclosures & Public Records |
| Street Address | 4595 Highway 18, Rose Hill, MS 39356 |
| County / Region | Jasper County / East Mississippi |
| Parcel Identification Number | 00273100001500 |
| Current Asking Price | $94,900 (Reduced on February 11, 2026) |
| Original List Price (Dec 2024) | $139,900 |
| Cumulative Price Reduction | -$45,000 (-32.17% total price cut) |
| Total Surveyed Land Area | 4.00 Acres (174,240 Square Feet) |
| Price Per Acre | $23,725.00 per acre (includes 2,126 sq. ft. residence) |
| Finished Interior Area | 2,126 Sq. Ft. (4 Bedrooms / 1 Full Bath) |
| Price Per Square Foot | $44.64 per sq. ft. |
| Architectural Style / Year Built | Classic Southern Farmhouse / Built in 1907 |
| Exterior Construction | Wood Siding / Composition Shingle Roof |
| Foundation Type | Crawl Space Foundation |
| Water & Sewer Utilities | Private Septic Tank / Public Water Connection |
| Heating & Cooling Systems | Window Unit Cooling / Electric Wall Heating Units |
| Annual Property Taxes (2025) | $432.00 – $483.00 per year ($36.00 – $40.25 per month) |
| County Tax Assessed Valuation | $45,440 |
| Listing Brokerage / Agent | Crossroads Realty / Tiffany Kidd (MLS #24-1215) |
Price History & Valuation Breakdown
Tracking the listing trajectory of 4595 Highway 18 from late 2024 through early 2026 highlights clear seller motivation and market adjustment.
| Transaction Date | Event / MLS Status | Asking Price | Price Shift | Price / Sq. Ft. |
| December 24, 2024 | Initial Market Listing | $139,900 | Baseline | $65.80 / sq. ft. |
| March 30, 2025 | Price Reduction | $129,900 | -$10,000 (-7.15%) | $61.10 / sq. ft. |
| August 8, 2025 | Price Reduction | $124,900 | -$5,000 (-3.85%) | $58.75 / sq. ft. |
| October 1, 2025 | Price Reduction | $119,900 | -$5,000 (-4.00%) | $56.40 / sq. ft. |
| November 5, 2025 | Price Reduction | $99,900 | -$20,000 (-16.68%) | $46.99 / sq. ft. |
| February 11, 2026 | Current Price Cut | $94,900 | -$5,000 (-5.01%) | $44.64 / sq. ft. |
Land Basis and Residual Structure Valuation
- Asking Price: $94,900
- Price Per Acre: $94,900 ÷ 4.0 acres = $23,725.00 per acre
- Price Per Square Foot: $94,900 ÷ 2,126 sq. ft. = $44.64 per sq. ft.
In rural Jasper County, unserviced 3- to 5-acre agricultural parcels without utilities typically trade between $6,000 and $9,000 per acre. Allocating a baseline raw land value of $7,500 per acre to the 4.0-acre footprint yields an estimated land basis of $30,000.
Subtracting this land value from the $94,900 purchase price leaves an implied residual valuation of just $64,900—or $30.53 per square foot—for the existing 2,126-square-foot 1907 home, septic system, water connections, solar-powered perimeter entry gate, and gravel driveway infrastructure.
Carrying Costs and Tax Holding Profile
County tax records confirm extremely manageable holding overhead:
- County Tax Assessed Valuation (2025): $45,440
- List Price to Tax Assessment Ratio: 2.09x
- Annual Property Tax Bill (2025): $432.00
- Monthly Property Tax Expense: $432 ÷ 12 months = $36.00 per month
- Homeowners Association (HOA) Fees: $0.00 / month
With fixed holding costs under $40.00 per month, buyers can complete interior updates systematically over time without incurring substantial ongoing financial strain.
Architectural Character & Interior Layout
Built in 1907, the residence retains authentic historic architecture and craftsmanship characteristic of early 20th-century Mississippi country homes.
- Living Space Flexibility: Encompassing 2,126 square feet, the layout features 4 formal bedrooms with floor plan flexibility to configure a 5th bedroom or dedicated home office.
- Ceiling Heights & Wood Details: Interior spaces showcase soaring 10- to 12-foot ceilings lined with horizontal beadboard wood planking. Living and dining areas feature natural dark wood-paneled walls, original wood trim, double-hung sash windows, and vintage light fixtures.
- Decorative Fireplace & Mantels: Select primary rooms incorporate original chimney stacks and decorative mantel surrounds, preserving historic aesthetic appeal.
- Full Bathroom Layout: The main bathroom features white beadboard wood walls, ceiling paneling, a full porcelain soaking tub, toilet, medicine cabinet, and a vanity sink with fabric skirting.
- Enclosed Porch & Entrance: The front elevation includes a spacious covered porch area along with an enclosed screened sunroom featuring painted wood paneling, beadboard ceilings, and screen doors.
- Heating and Cooling Infrastructure: The home utilizes electric window air conditioning units and wall-mounted heating units. Upgrading to a multi-zone ductless mini-split heat pump system represents the most efficient modernization strategy for year-round climate control.
Land Profile, Outbuildings, & Pasture Usability
The 4.0-acre property combines security, Privacy, and agricultural versatility along Mississippi Highway 18.
- Perimeter Fencing & Entry Gate: The front property line along Highway 18 is secured with heavy-duty black chain-link fencing. Entry is controlled via an automated metal driveway gate powered by an on-site solar panel array.
- Gravel Driveway & Elevation: A long gravel driveway leads through the security gate up a gentle slope to the elevated home site, offering privacy from the highway.
- Pasture and Agricultural Acreage: A significant portion of the 4 acres consists of cleared, mowed pasture currently utilized for hay production. The open topography is ideal for livestock, horses, gardens, or hobby farming.
- Timber & Natural Buffers: The perimeter and rear boundaries are lined with mature Southern yellow pines and hardwoods, providing natural shade, windbreaks, and privacy.
Estimated Capital Expenditure & Renovation Budget
While the structure retains functional interior spaces and good basic condition, modernizing mechanicals and finishes enhances long-term comfort and property value.
| Renovation Component | DIY Labor Estimate | Professional Contractor Estimate | Scope of Work & Technical Details |
| HVAC Mini-Split Installation | $6,500 | $12,500 | Install 5-zone ductless heat pump system for heating/cooling |
| Electrical Panel & Wiring Upgrade | $3,000 | $6,500 | Upgrade service panel, replace outlets, switches, and fixtures |
| Plumbing & Water Heater | $2,500 | $5,500 | Replace supply lines with PEX, install new electric water heater |
| Kitchen Modernization | $5,000 | $11,000 | New stock cabinetry, countertops, sink, and kitchen appliances |
| Bathroom Refresh & Trim | $1,800 | $4,500 | Update fixtures, floor sub prep, vanity, and shower surround |
| Interior Painting & Refinishing | $2,200 | $5,000 | Seal wood walls, paint beadboard ceilings, refinish wood floors |
| Roof & Exterior Siding Prep | $2,000 | $5,500 | Seal composition roof junctions, repair/paint exterior wood siding |
| Septic Inspection & Service | $800 | $2,200 | Pump septic tank, inspect distribution box and drain field |
| PROJECTED TOTAL REHAB BUDGET | $23,800 | $52,700 | Estimated total cost to achieve fully updated condition |
Comparative Market Positioning in East Mississippi
Comparing 4595 Highway 18 against nearby properties in Jasper, Clarke, and Newton counties demonstrates its market standing:
| Property Address & City | Acreage | Sq. Ft. | List Price | Price / Sq. Ft. | Key Property Features |
| 4595 Hwy 18, Rose Hill (Subject) | 4.00 AC | 2,126 | $94,900 | $44.64 | 1907 Historic Farmhouse, 4 AC, Solar Gate |
| 41 CR 1827, Rose Hill, MS | 1.00 AC | 1,152 | $64,900 | $56.34 | 4 Bed / 2 Bath smaller home |
| 1217 N Magnolia Ave, Heidelberg | 0.75 AC | 1,080 | $89,000 | $82.41 | 3 Bed / 1 Bath smaller town lot |
| 1087 CR 343, Stonewall, MS | 1.50 AC | 2,192 | $80,000 | $36.50 | 6 Bed / 3 Bath fix-up property |
| 501 W Church St, Newton, MS | 1.20 AC | 2,128 | $139,900 | $65.74 | 3 Bed / 2 Bath renovated home |
Comparative Valuation Insights
- Acreage Advantage: At 4.0 acres, the subject property provides significantly more land than most sub-$100K regional alternatives, which typically sit on 0.5 to 1.5 acres.
- Space Efficiency: At $44.64 per square foot, the home trades well below the regional median asking price of ~$60.00 to $75.00 per square foot for habitable single-family residences.
Key Advantages vs. Critical Risk Factors
Key Advantages
- Low Purchase Price: Listed at $94,900 ($44.64/sq. ft.) following a cumulative $45,000 price drop.
- Generous Land Area: Includes 4.0 acres of mowed pasture and timberland with private fencing.
- Authentic Historic Character: Features 1907 wood beadboard ceilings, tall windows, and decorative mantels.
- Minimal Holding Overhead: Property taxes average $36.00 to $40.25 per month with no HOA fees.
- Site Infrastructure: Solar-powered automated entry gate, chain-link perimeter fencing, and long gravel driveway.
Critical Risk Factors
- Single Bathroom Layout: Features 4 to 5 potential bedrooms but only 1 full bathroom, making a second bath addition advisable for larger families.
- HVAC Modernization Needed: Relies on window air units and wall heaters rather than a central HVAC system.
- Crawl Space & Age Inspection: A 119-year-old home on a crawl space foundation requires thorough evaluation of floor joists, piers, and subflooring.
Target Buyer Compatibility Matrix
| Buyer Profile | Characteristics & Objectives | Strategic Compatibility |
| Rural Homesteaders & Hobby Farmers | Buyers seeking 4 acres for livestock, gardens, or poultry with an existing spacious home. | Ideal Fit |
| Historic Home Restorers & DIYers | Buyers who appreciate 1907 woodwork, tall ceilings, and sweat equity potential. | Ideal Fit |
| Rental & BRRRR Real Estate Investors | Investors seeking high cash-flow potential on a sub-$100K purchase with low tax carrying costs. | Ideal Fit |
| Turnkey Suburban Homebuyers | Buyers wanting fully modernized central HVAC and updated finishes without undertaking rehab work. | Unfavorable Fit |
Essential Buyer Due Diligence Roadmap
- Perform Crawl Space & Subfloor Inspection: Examine floor joists, sill plates, and support piers under the 1907 structure for settling or wood moisture.
- Conduct Septic System Hydraulic Test: Pump and inspect the septic tank and verify drain field absorption capacity.
- Inspect Electrical Service Panel: Verify amperage capacity at the breaker box to ensure support for future mini-split heat pump installations.
- Test Water Supply & Plumbing Lines: Test public water pressure and inspect supply and drain lines throughout the crawl space.
- Verify Boundary Lines & Solar Gate Access: Confirm parcel boundaries (#00273100001500) and inspect the solar power battery system operating the front security gate.
4595 Highway 18 in Rose Hill, Mississippi, represents a strong value-add property for buyers seeking rural acreage and historic Southern charm. Offered at $94,900 for 4.0 acres and a 2,126-square-foot 1907 farmhouse, its primary strengths include its usable pasture acreage, solar-gated entrance, soaring beadboard ceilings, and low $36.00/month tax overhead. While updating the HVAC system and considering a second bathroom addition represent key capital priorities, the property’s sub-$45/sq. ft. price point provides a solid financial basis for homesteaders, DIY restorers, and long-term real estate investors.
Listed on Zillow