130 Askew · Water Valley, MS 38965

$159,000

3 bd · 1.0 ba · 975 sqft · Other public records · 3 Days on market

Built 1977 0.55 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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute little starter or retirement home has had a fresh coat of paint fron top to bottom. It is move in ready. Being just a couple of blocks from the city park makes for the perfect location. It has a large fenced in back yard with privacy fencing on both sides. The second large back yard would be a perfect spot for a garden or to keep your boat or camper etc. in. City electric and water

Key facts

• Updated shutters
• Updated home
• Fresh exterior paint

Tags

• UPDATED HOME
• NEW ROOF
• FRESH EXTERIOR PAINT
• UPDATED SHUTTERS
• NEW BLINDS
• TILED SHOWER SURROUND

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Fenced yard

Interior

• Kitchen: Cooktop; Oven; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Ceiling fans
• Interior features: Pantry; Gas fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 $159k (0.3% below list).
• Recommended offer: $159k (0.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#233 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Water Valley School District (town): math 29% / reading 36% proficiency, ranked #61 of 130 in MS (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 24 units permitted in Yalobusha County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Yalobusha County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $158,599 (0.3% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✗
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,935
• Equity at exit: $23,707

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $18,031
• Equity at exit: $13,747

Cash invested: $44,520 (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 38965

• Home prices YoY: -22.5%
• Active inventory: 71
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $297

Break-even live

Break-even rent $1,210

Max offer price $159,000

Occupancy floor 76%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   listed $159,000 Active
3. 2024-01-31
   soldstatus Closed 394-char remark

   Show marketing remark (394 chars)

   This cute little starter or retirement home has had a fresh coat of paint fron top to bottom. It is move in ready. Being just a couple of blocks from the city park makes for the perfect location. It has a large fenced in back yard with privacy fencing on both sides. The second large back yard would be a perfect spot for a garden or to keep your boat or camper etc. in. City electric and water

4. 2024-01-08
   status Pending 394-char remark

   Show marketing remark (394 chars)

   This cute little starter or retirement home has had a fresh coat of paint fron top to bottom. It is move in ready. Being just a couple of blocks from the city park makes for the perfect location. It has a large fenced in back yard with privacy fencing on both sides. The second large back yard would be a perfect spot for a garden or to keep your boat or camper etc. in. City electric and water

5. 2023-10-24
   listed $129,000 Active 394-char remark

   Show marketing remark (394 chars)

   This cute little starter or retirement home has had a fresh coat of paint fron top to bottom. It is move in ready. Being just a couple of blocks from the city park makes for the perfect location. It has a large fenced in back yard with privacy fencing on both sides. The second large back yard would be a perfect spot for a garden or to keep your boat or camper etc. in. City electric and water

6. 2019-06-13
   soldstatus 92-char remark

   Show marketing remark (92 chars)

   This home is just a few blocks from Main Street. . Open floor plan. Big yard. Gas fireplace.

7. 2019-02-01
   listed $69,900 92-char remark

   Show marketing remark (92 chars)

   This home is just a few blocks from Main Street. . Open floor plan. Big yard. Gas fireplace.

8. 2016-06-30
   soldstatus
9. 2016-05-12
   listed $56,000
10. 2008-11-05
    soldstatus
11. 2004-07-16
    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: $675 · $56/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$581/yr (+$48/mo · 86.2%)

ⓘ 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 7/10 Severe 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,032
• − Mortgage interest: −$8,906
• − Property taxes: −$675
• − Insurance: −$795
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,625
• Taxable income: $985
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $3,323/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: Water Valley School District
• NCES district ID: 2804500
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $36,107
• Composite: 26.92/100
• National rank: #7083
• State rank: #61 of 130 in MS

Livability — Water Valley

• Score: 60/100
• State rank: #233
• US rank: #19538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Water Valley, MS
• County: Yalobusha County · 8,963 people
• City population: 8,963
• Metro: Oxford, MS
• Population (ZIP): 8,963
• Household income: $58,258
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 113.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 3%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

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: ▼ -48.65%
• Current HPI: 167.4446
• Rent YoY: —
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+183.9% since first listed

11 events — show timeline

• 2026-05-14 Pending — NCMBR
• 2026-05-11 Listed $159,000 NCMBR
• 2024-01-31 Sold (MLS) — NCMBR
• 2024-01-08 Pending — NCMBR
• 2023-10-24 Listed $129,000 NCMBR
• 2019-06-13 Sold (MLS) — NCMBR
• 2019-02-01 Listed $69,900 NCMBR
• 2016-06-30 Sold (MLS) — NCMBR
• 2016-05-12 Listed $56,000 NCMBR
• 2008-11-05 Sold (Public Records) — Public Records
• 2004-07-16 Sold (Public Records) — Public Records

Property tax history

-1.1%/yr

Latest (2025): $675 · -18.9% YoY. Source: county tax records.