207 N Fulton Ave · Isola, MS 38754

$114,500

2 bd · 1.0 ba · 1,312 sqft · Other public records · 71 Days on market

Built 1996 0.50 ac lot ↓ 10% since listing

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Perfect location for MS Delta Hunting Cabin, Two Bedroom / Two Bath, Cypress Exterior, +/- 1,912 sq/ft (Adjusted) Slab Foundation, Central HVAC, Gas Heat, Ceramic Tile Flooring, Bonus Room / Sunroom, Large Backyard, Mud/Utility Room, Covered Front Porch, One Car Carport, Spacious Paved Driveway, +/- 700sq/ft Shop w/ Electricity, Utility Shed, Built 1996

Key facts

• Slab foundation
• Central hvac
• Gas heat

Tags

• CYPRESS EXTERIOR
• SLAB FOUNDATION
• CENTRAL HVAC
• GAS HEAT
• CERAMIC TILE FLOORING
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $114k.

Deal economics

• At list price, monthly cash flow is $28 ($337/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 $104k (9.4% below list).
• Recommended offer: $104k (9.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#227 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Humphreys County School District (town): math 3% / reading 9% proficiency, ranked #128 of 130 in MS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ida Greene Lower Elementary (math 2% / reading 9%, grade F, #355 of 375 statewide, top 95%, 370 students, 100% FRL); O M Mc Nair Middle School (math 3% / reading 10%, grade F, #171 of 179 statewide, top 97%, 413 students, 100% FRL); Humphreys County High School (math 2% / reading 8%, grade F, #193 of 197 statewide, top 99%, 424 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Humphreys County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,719 (9.4% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.2

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-16,749
• Equity at exit: $17,072

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-12,217
• Equity at exit: $9,900

Cash invested: $32,060 (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 38754

• Home prices YoY: -4.1%
• Active inventory: 6
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$600
• Tax est. 1.5%: −$143 /mo · $1,718/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $28

Break-even live

Break-even rent $1,002

Max offer price $114,500

Occupancy floor 92%

Sensitivity live

Price	-10% $107	-5% $68	+0% $28	+5% $-11	+10% $-51
Rent	-10% $-54	-5% $-13	+0% $28	+5% $69	+10% $110
Rate	-1.0pp $86	-0.5pp $57	base $28	+0.5pp $-2	+1.0pp $-32

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-16
   status Pending
2. 2026-03-12
   price $114,500
3. 2026-03-03
   status Active
4. 2026-02-28
   status Pending
5. 2026-02-11
   price $121,125
6. 2026-01-01
   listed $127,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $12,446
• − Mortgage interest: −$6,414
• − Property taxes: −$1,718
• − Insurance: −$572
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,331
• Taxable loss: −$1,580
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $716/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: Humphreys County School District
• NCES district ID: 2802040
• Math proficiency: 3% ▼ -13.00%
• Reading proficiency: 9% ▼ -5.00%
• Median HH income: $25,369
• Composite: 3.93/100
• National rank: #10062
• State rank: #128 of 130 in MS

Livability — Isola

• Score: 60/100
• State rank: #227
• US rank: #19356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Isola, MS
• Population (ZIP): 1,268

Population outlook (Humphreys County) Hauer SSP2

• Today (2025): 7,469 people
• By 2030: 6,878 · -7.9%
• By 2040: 5,784 · -22.6%
• By 2050: 4,906 · -34.3%
• By 2075: 3,775 · -49.5%
• By 2100: 3,672 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (82%)
• Race & ethnicity: Black 82% White 18%
• Common ancestry: Serbian 2%

Political lean MEDSL · Humphreys

• 2024 margin: Solid D (+41.9) · D 70.4% · R 28.6% · Other 1.0%
• 2008→2024 swing: -0.5pp no change · 2008: 42.4pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+45.3 2016: D+48.0 2012: D+52.0 2008: D+42.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.64%
• Current HPI: 108.9741
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.2% since first listed

6 events — show timeline

• 2026-03-16 Pending — MLSU
• 2026-03-12 Price Changed $114,500 MLSU
• 2026-03-03 Relisted — MLSU
• 2026-02-28 Pending — MLSU
• 2026-02-11 Price Changed $121,125 MLSU
• 2026-01-01 Listed $127,500 MLSU

Property tax history

+0.5%/yr

Latest (2025): $82 · -0.0% YoY. Source: county tax records.