241 County Road 207 · Chalybeate, MS 38683

$99,750

3 bd · 2.0 ba · 920 sqft · SingleFamily public records · 23 Days on market

Built 1992 0.80 ac lot

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

🏡 Affordable country living awaits with this 3 bedroom, 2 bath home located just minutes from Walnut! Offering approximately 1,100 heated square feet, this home features a durable metal exterior and metal roof for low-maintenance living. Inside, you'll find a spacious kitchen with plenty of room to gather, while outside, the covered front porch provides the perfect spot to relax and enjoy the peaceful surroundings. This property offers the privacy many buyers are looking for, yet remains conveniently located just 4 miles from Walnut and only 20 minutes to Corinth. This home would make an excellent starter home, rental investment, or downsizing opportunity. Don't miss your chance to own an a

Key facts

• Covered front porch
• Metal roof
• Metal exterior

Tags

• METAL EXTERIOR
• METAL ROOF
• COVERED FRONT PORCH
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $28 ($331/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (10.4% below list).
• Recommended offer: $89k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• North Tippah School District (rural): math 31% / reading 36% proficiency, ranked #59 of 130 in MS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 10 units permitted in Tippah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($690 loan paydown + $5k appreciation (5.1% local appreciation)).
• Tippah County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,400 (10.4% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.90×
• Total profit: $25,237
• Equity at exit: $57,041

10-year hold

• IRR: 14.8%
• Equity multiple: 3.67×
• Total profit: $74,582
• Equity at exit: $98,872

Cash invested: $27,930 (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 38683

• Home prices YoY: 3.0%
• Active inventory: 24
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $28

Break-even live

Break-even rent $859

Max offer price $99,750

Occupancy floor 92%

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: $24,938
• Closing costs: $2,992
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-01
   remarks 699-char remark
2. 2026-06-01
   listed $99,750 Pending 23 DOM

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$217/yr (+$18/mo · 38.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $10,728
• − Mortgage interest: −$5,588
• − Property taxes: −$571
• − Insurance: −$1,296
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$2,902
• Taxable loss: −$1,345
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $654/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: North Tippah School District
• NCES district ID: 2803270
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $32,951
• Composite: 27.46/100
• National rank: #6962
• State rank: #59 of 130 in MS

Livability — Chalybeate

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,488

Population outlook (Tippah County) Hauer SSP2

• Today (2025): 21,864 people
• By 2030: 21,575 · -1.3%
• By 2040: 20,850 · -4.6%
• By 2050: 19,953 · -8.7%
• By 2075: 17,257 · -21.1%
• By 2100: 13,705 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Lithuanian 3% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tippah

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -22.8pp toward R · 2008: -44.4pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+60.6 2016: R+58.8 2012: R+48.5 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.09%
• Current HPI: 172.686
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-06-01 Pending — NEMSBD
• 2026-03-31 Listed $99,750 NEMSBD
• 1992-05-26 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $571 · +1.5% YoY. Source: county tax records.