4595 Ms-18 · Pachuta, MS 39356

$94,900

4 bd · 1.0 ba · 2,126 sqft · SingleFamily public records · 543 Days on market

Built 1907 4.00 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Home is 115 years old according to tax records. Very nice older home place. Home has 14' ceilings , interior is basically all wood ceilings, floors, and walls.

Key facts

• Wood
• Tall ceilings
• Front porch

Tags

• FRONT PORCH
• TALL CEILINGS
• WOOD
• 4 ACRES
• QUIET AREA

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; One story
• Construction: Wood siding; Composition roof
• Exterior features: Deck; Fenced yard

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Window air conditioning units
• Interior features: Refrigerator; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#254 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• East Jasper Consolidated School District (rural): math 25% / reading 25% proficiency, ranked #83 of 130 in MS (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 3 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $656 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 543 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $45k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 543 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 1907 — 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: 1.25% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.29%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.59×
• Total profit: $15,560
• Equity at exit: $22,662

10-year hold

• IRR: 19.0%
• Equity multiple: 2.90×
• Total profit: $50,484
• Equity at exit: $23,589

Cash invested: $26,572 (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 39356

• Home prices YoY: -1.3%
• Active inventory: 4
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $361

Break-even live

Break-even rent $726

Max offer price $94,900

Occupancy floor 64%

Sensitivity live

Price	-10% $414	-5% $387	+0% $361	+5% $334	+10% $307
Rent	-10% $267	-5% $314	+0% $361	+5% $407	+10% $454
Rate	-1.0pp $408	-0.5pp $385	base $361	+0.5pp $336	+1.0pp $311

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $94,900 Active 543 DOM
2. 2026-06-18
   days on market $94,900 Active 541 DOM
3. 2026-06-17
   days on market $94,900 Active 540 DOM
4. 2026-06-16
   days on market $94,900 Active 539 DOM
5. 2026-06-15
   days on market $94,900 Active 538 DOM
6. 2026-06-13
   days on market $94,900 Active 536 DOM
7. 2026-06-12
   days on market $94,900 Active 535 DOM
8. 2026-06-09
   days on market $94,900 Active 532 DOM
9. 2026-06-08
   days on market $94,900 Active 531 DOM
10. 2026-06-07
    days on market $94,900 Active 530 DOM
11. 2026-06-05
    days on market $94,900 Active 528 DOM
12. 2026-06-04
    days on market $94,900 Active 526 DOM
13. 2026-06-02
    days on market $94,900 Active 525 DOM
14. 2026-06-01
    days on market $94,900 Active 524 DOM
15. 2026-05-31
    days on market $94,900 Active 523 DOM
16. 2026-02-11
    price $94,900
17. 2025-11-05
    price $99,900
18. 2025-10-01
    price $119,900
19. 2025-08-08
    price $124,900
20. 2025-03-30
    price $129,900
21. 2024-12-24
    listed $139,900 Active
22. 2018-07-13
    soldstatus 159-char remark

    Show marketing remark (159 chars)

    Home is 115 years old according to tax records. Very nice older home place. Home has 14' ceilings , interior is basically all wood ceilings, floors, and walls.

23. 2018-03-21
    listed $40,000 159-char remark

    Show marketing remark (159 chars)

    Home is 115 years old according to tax records. Very nice older home place. Home has 14' ceilings , interior is basically all wood ceilings, floors, and walls.

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $750 · $62/mo
• Expected delta: +$318/yr (+$27/mo · 73.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,184
• − Mortgage interest: −$5,316
• − Property taxes: −$432
• − Insurance: −$474
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,761
• Taxable income: $2,932
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,624/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: East Jasper Consolidated School District
• NCES district ID: 2801380
• Math proficiency: 25% ▼ -22.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $31,074
• Composite: 20.25/100
• National rank: #8620
• State rank: #83 of 130 in MS

Livability — Pachuta

• Score: 59/100
• State rank: #254
• US rank: #20329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 873

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 15,383 people
• By 2030: 14,629 · -4.9%
• By 2040: 13,119 · -14.7%
• By 2050: 11,742 · -23.7%
• By 2075: 9,102 · -40.8%
• By 2100: 7,062 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% White 41% Two or more races 3%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+5.0) · D 47.2% · R 52.2%
• 2008→2024 swing: -14.7pp toward R · 2008: 9.7pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: D+0.5 2016: D+4.0 2012: D+9.7 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.05%
• Current HPI: 79.3283
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+137.2% since first listed

8 events — show timeline

• 2026-02-11 Price Changed $94,900 EMR
• 2025-11-05 Price Changed $99,900 EMR
• 2025-10-01 Price Changed $119,900 EMR
• 2025-08-08 Price Changed $124,900 EMR
• 2025-03-30 Price Changed $129,900 EMR
• 2024-12-24 Listed $139,900 EMR
• 2018-07-13 Sold (MLS) — LBOR
• 2018-03-21 Listed $40,000 LBOR

Property tax history

-4.1%/yr

Latest (2025): $432 · +0.2% YoY. Source: county tax records.