1761 Chisolm Cemetary Rd

Collinsville, MS 39325

$13,320D

3 bd · 1.0 ba · 1,296 sqft · Built 1993 · SingleFamily · Pending · 20 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,970/mo
• Mortgage (P&I): −$70
• Tax + insurance: −$32
• HOA: −$0
• Vac / Maint / Mgmt: −$624
• Net cashflow: $2,244/mo
• Annual: $26,927/yr
• Cap rate: 208.45%
• Cash-on-cash: 721.98%
• DSCR: 33.12
• 1% rule: 22.30%
• Cash to close: $3,730

Investor read

• This is a 3-bed/1.0-bath single-family listed at $13k.
• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $13k).
• It's been on market 20 days — a 2% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $13k (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $92 of loan paydown is wiped out by about $400 of value loss. Plan a longer hold.
• Location reads 72/100 on livability (#25 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Kemper County School District (rural): math 14% / reading 17% proficiency, ranked #108 of 130 in MS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP.
• Kemper County population projected at -24% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.
• 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.