1810 County Road 170 · Oakland, MS 38948

$169,000

3 bd · 2.0 ba · 1,894 sqft · SingleFamily public records · 25 Days on market

Built 2012 1.53 ac lot

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Why this score? — see what drove the D- 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• DSCR +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +0.6/10.0

Listing remarks MLS

ENID LAKE! Located just 3 doors down from the entrance to beautiful George Payne Cossar State Park at Enid Lake, this property is a sportsman's dream getaway! Enid Lake is renowned as a fisherman's paradise! Whether you're searching for the perfect weekend retreat or a full-time lakeside haven, this spacious 3 BD, 2 BA home offers plenty of room for family, friends, & fellow anglers. The oversized family room provides additional sleeping space, make it ideal for entertaining large groups. Metal roof, upgraded PEX plumbing to help prevent freezing, an energy-efficient attic ventilation system, new flooring throughout, updated primary bath with new tub & toilet, new lighting, wiring, plus updated trim & doors. Move-in ready & perfectly located for enjoying all of the outdoor recreation Enid Lake has to offer!

Key facts

• Metal roof
• Updated primary bath
• New flooring

Tags

• OVERSIZED FAMILY ROOM
• METAL ROOF
• UPGRADED PEX PLUMBING
• NEW FLOORING
• UPDATED PRIMARY BATH
• NEW TUB

Property features AI

Finance

• HOA & community: Community offers boating, fishing and lake access

Exterior

• Parking: Detached carport (2 spaces), paved; Total parking for 2 vehicles
• Security: Smoke detector(s)
• Utilities: Septic tank; Community water; Cable available; Electricity connected; Water connected
• Home design: Single family residence (house); One level
• Construction: Wood siding; Pillar/post/pier foundation; Metal roof; Built area approximately 1,995 (source: appraiser)
• Exterior features: Deck; Front porch; Shed(s)

Interior

• Kitchen: Free‑standing electric range; Refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom on main level (approx. 21 x 9.11); Bedroom on main level (approx. 13.4 x 11.9); Bedroom on main level (approx. 9.10 x 17.7)
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Pantry; Aluminum window frames with blinds
• Laundry & utility: Laundry room with washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (27.5% below list).
• Recommended offer: $123k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#338 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D+, schools F, amenities F.
• Coffeeville School District (rural): math 4% / reading 12% proficiency, ranked #122 of 130 in MS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 24 units permitted in Yalobusha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.8% local appreciation)).
• Yalobusha County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, 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 25 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $122,564 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.64×
• Total profit: $30,105
• Equity at exit: $93,400

10-year hold

• IRR: 11.6%
• Equity multiple: 3.07×
• Total profit: $97,732
• Equity at exit: $159,269

Cash invested: $47,320 (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 38948

• Home prices YoY: 4.8%
• Active inventory: 27
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-103

Break-even live

Break-even rent $1,356

Max offer price $150,755

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-55	+0% $-103	+5% $-151	+10% $-199
Rent	-10% $-200	-5% $-152	+0% $-103	+5% $-55	+10% $-6
Rate	-1.0pp $-18	-0.5pp $-60	base $-103	+0.5pp $-147	+1.0pp $-192

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $169,000 Active 25 DOM
2. 2026-06-19
   days on market $169,000 Active 23 DOM
3. 2026-06-18
   days on market $169,000 Active 22 DOM
4. 2026-06-17
   days on market $169,000 Active 21 DOM
5. 2026-06-16
   days on market $169,000 Active 20 DOM
6. 2026-06-15
   days on market $169,000 Active 19 DOM
7. 2026-06-14
   days on market $169,000 Active 17 DOM
8. 2026-06-12
   days on market $169,000 Active 16 DOM
9. 2026-06-09
   days on market $169,000 Active 13 DOM
10. 2026-06-08
    days on market $169,000 Active 12 DOM
11. 2026-06-07
    days on market $169,000 Active 11 DOM
12. 2026-06-05
    days on market $169,000 Active 8 DOM
13. 2026-06-03
    days on market $169,000 Active 7 DOM
14. 2026-06-02
    days on market $169,000 Active 6 DOM
15. 2026-06-01
    days on market $169,000 Active 5 DOM
16. 2026-05-31
    days on market $169,000 Active 4 DOM
17. 2026-05-30
    days on market $169,000 Active 3 DOM
18. 2026-05-27
    listed $169,000 Active 844-char remark

    Show marketing remark (844 chars)

    ENID LAKE! Located just 3 doors down from the entrance to beautiful George Payne Cossar State Park at Enid Lake, this property is a sportsman's dream getaway! Enid Lake is renowned as a fisherman's paradise! Whether you're searching for the perfect weekend retreat or a full-time lakeside haven, this spacious 3 BD, 2 BA home offers plenty of room for family, friends, & fellow anglers. The oversized family room provides additional sleeping space, make it ideal for entertaining large groups. Metal roof, upgraded PEX plumbing to help prevent freezing, an energy-efficient attic ventilation system, new flooring throughout, updated primary bath with new tub & toilet, new lighting, wiring, plus updated trim & doors. Move-in ready & perfectly located for enjoying all of the outdoor recreation Enid Lake has to offer!

19. 2026-05-27
    listed $169,000 Active

    Show marketing remark (844 chars)

    ENID LAKE! Located just 3 doors down from the entrance to beautiful George Payne Cossar State Park at Enid Lake, this property is a sportsman's dream getaway! Enid Lake is renowned as a fisherman's paradise! Whether you're searching for the perfect weekend retreat or a full-time lakeside haven, this spacious 3 BD, 2 BA home offers plenty of room for family, friends, & fellow anglers. The oversized family room provides additional sleeping space, make it ideal for entertaining large groups. Metal roof, upgraded PEX plumbing to help prevent freezing, an energy-efficient attic ventilation system, new flooring throughout, updated primary bath with new tub & toilet, new lighting, wiring, plus updated trim & doors. Move-in ready & perfectly located for enjoying all of the outdoor recreation Enid Lake has to offer!

20. 2025-12-31
    historical
21. 2025-05-01
    price $179,900
22. 2025-05-01
    price $179,900
23. 2025-03-14
    price $184,900
24. 2025-03-14
    price $184,900
25. 2024-11-05
    listed $189,900 Active
26. 2024-11-04
    listed $189,900 Active
27. 2021-06-28
    soldstatus
28. 2021-06-28
    soldstatus
29. 2020-02-27
    listed $89,000
30. 2020-02-27
    listed $89,000
31. 2003-04-01
    soldstatus

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,708
• − Mortgage interest: −$9,467
• − Property taxes: −$1,378
• − Insurance: −$845
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$4,916
• Taxable loss: −$4,252
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $-219/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: Coffeeville School District
• NCES district ID: 2801140
• Math proficiency: 4% ▼ -29.00%
• Reading proficiency: 12% ▼ -14.00%
• Median HH income: $33,357
• Composite: 6.34/100
• National rank: #10001
• State rank: #122 of 130 in MS

Livability — Oakland

• Score: 51/100
• State rank: #338
• US rank: #25372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,248
• Population (ZIP): 2,248

Population outlook (Yalobusha County) Hauer SSP2

• Today (2025): 12,062 people
• By 2030: 11,811 · -2.1%
• By 2040: 11,297 · -6.3%
• By 2050: 10,771 · -10.7%
• By 2075: 9,679 · -19.8%
• By 2100: 8,400 · -30.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Black 30% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Lithuanian 2%
• Foreign-born: 0% · Vietnam
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Yalobusha

• 2024 margin: Strong R (+20.9) · D 38.9% · R 59.9% · Other 1.2%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.0pp · 2024: -20.9pp
• All cycles: 2024: R+20.9 2020: R+13.6 2016: R+13.1 2012: R+4.4 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.77%
• Current HPI: 104.1062
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+89.9% since first listed

14 events — show timeline

• 2026-05-27 Listed $169,000 NCMBR
• 2026-05-27 Listed $169,000 MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-05-01 Price Changed $179,900 NCMBR
• 2025-05-01 Price Changed $179,900 MLSU
• 2025-03-14 Price Changed $184,900 NCMBR
• 2025-03-14 Price Changed $184,900 MLSU
• 2024-11-05 Listed $189,900 NCMBR
• 2024-11-04 Listed $189,900 MLSU
• 2021-06-28 Sold (MLS) — NCMBR
• 2021-06-28 Sold (MLS) — MLSU
• 2020-02-27 Listed $89,000 NCMBR
• 2020-02-27 Listed $89,000 MLSU
• 2003-04-01 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,378 · +20.5% YoY. Source: county tax records.