107 Cypress St · Richton, MS 39476

$39,900

3 bd · 2.5 ba · 2,470 sqft · SingleFamily public records · 51 Days on market

Built 1932 0.25 ac lot ↓ 15% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * OWNER IS LICENSED MS BROKER * * Welcome to 107 Cypress Street, a well-located 2,400± square foot home situated on a spacious 0.25-acre lot in the heart of Richton. Centrally positioned within town, this property offers convenient access to local schools, dining, and community amenities while maintaining a comfortable residential setting. The generous floor plan provides ample living space for everyday living and entertaining, with room to personalize and make it your own. The level lot offers outdoor space for gardening, play, or future improvements. Whether you're searching for a primary residence or an investment opportunity, this home's size, location, and lot make it a

Key facts

• Ample living space
• 0.25 acre lot
• Parking

Tags

• SPACIOUS 0.25-ACRE LOT
• AMPLE LIVING SPACE
• OUTDOOR SPACE FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#12 in MS, #4,165 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Richton School District (rural): math 35% / reading 32% proficiency, ranked #57 of 130 in MS (top 44%) — 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: 27 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Perry County population projected at -18% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 3.23% ✓
• Cap rate: 25.76%
• Cash-on-cash: 69.52%
• DSCR: 4.09
• GRM: 2.6

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: 69.1%
• Equity multiple: 4.12×
• Total profit: $34,835
• Equity at exit: $5,949

10-year hold

• IRR: 73.2%
• Equity multiple: 8.49×
• Total profit: $83,733
• Equity at exit: $3,450

Cash invested: $11,172 (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 39476

• Active inventory: 27
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$146 /mo · $1,748/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $647

Break-even live

Break-even rent $470

Max offer price $39,900

Occupancy floor 45%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $39,900 Active 51 DOM
2. 2026-06-18
   price $39,900 Active 50 DOM
3. 2026-06-17
   days on market $44,900 Active 50 DOM
4. 2026-06-16
   days on market $44,900 Active 49 DOM
5. 2026-06-15
   days on market $44,900 Active 48 DOM
6. 2026-06-13
   days on market $44,900 Active 46 DOM
7. 2026-06-12
   days on market $44,900 Active 45 DOM
8. 2026-06-09
   status $44,900 Active 42 DOM
9. 2026-02-26
   status Pending
10. 2026-01-29
    price $44,900
11. 2026-01-14
    listed $52,900 Active
12. 1984-12-29
    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: $1,748 · $146/mo
• Projected year-2 tax: $1,748 · $146/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,475
• − Mortgage interest: −$2,235
• − Property taxes: −$1,748
• − Insurance: −$200
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$1,161
• Taxable income: $7,656
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $5,929/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: Richton School District
• NCES district ID: 2803870
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $34,300
• Composite: 27.62/100
• National rank: #6925
• State rank: #57 of 130 in MS

Livability — Richton

• Score: 75/100
• State rank: #12
• US rank: #4165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richton, MS
• Population (ZIP): 6,336

Population outlook (Perry County) Hauer SSP2

• Today (2025): 11,969 people
• By 2030: 11,639 · -2.8%
• By 2040: 10,798 · -9.8%
• By 2050: 9,820 · -18.0%
• By 2075: 7,642 · -36.2%
• By 2100: 5,689 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3%
• Common ancestry: Lithuanian 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+60.4) · D 19.5% · R 79.9%
• 2008→2024 swing: -15.7pp toward R · 2008: -44.7pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+53.0 2016: R+53.7 2012: R+45.6 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.70%
• Current HPI: 137.0191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.1% since first listed

4 events — show timeline

• 2026-02-26 Pending — MLSU
• 2026-01-29 Price Changed $44,900 MLSU
• 2026-01-14 Listed $52,900 MLSU
• 1984-12-29 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,748 · -0.2% YoY. Source: county tax records.