2631 Campground Rd · Lauderdale, MS 39335

$70,000

3 bd · 0.5 ba · 999 sqft · SingleFamily public records · 8 Days on market

Built 1985 0.75 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks

Solid brick ranch home nestled among mature trees in Lauderdale, MS. This 3-bedroom, 1-bath property features laminate wood floors, ceiling fans throughout, covered carport, and a dedicated laundry room with washer/dryer hookups and water heater on-site. \ n \ nThe bright living room opens to a spacious eat-in kitchen with ample cabinet space and a full appliance suite. Three flexible bedrooms and a central bath round out the layout. Central A/C keeps things comfortable year-round, and the generous shaded lot gives you plenty of outdoor space. \ n \ nA great opportunity to own a solid brick home priced to sell — bring your vision and make it your own.

Key facts

• Laminate wood floors
• Covered carport
• Brick ranch home

Tags

• BRICK RANCH HOME
• LAMINATE WOOD FLOORS
• COVERED CARPORT
• DEDICATED LAUNDRY ROOM
• SPACIOUS EAT-IN KITCHEN
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Lot size approximately 0.75 acre
• HOA & community: Community features: Other

Exterior

• Parking: Carport (1 space); Driveway
• Utilities: Community water; Sewer connected; Electricity connected; Water connected; Sewer: Unknown
• Home design: Single family residence (house); One story; Fixer condition; Living area per public records
• Construction: Brick construction; Metal roof; Slab foundation; Built per public records
• Exterior features: Front porch; Other exterior features

Interior

• Kitchen: Free-standing electric range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Free-standing electric range; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 41/100 on livability (#358 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Lauderdale County School District (rural): math 37% / reading 41% proficiency, ranked #39 of 130 in MS (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($484 loan paydown + $1k appreciation (2.0% local appreciation)).
• Lauderdale County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

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. 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. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.05%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.19×
• Total profit: $23,381
• Equity at exit: $27,445

10-year hold

• IRR: 24.1%
• Equity multiple: 4.16×
• Total profit: $61,985
• Equity at exit: $39,395

Cash invested: $19,600 (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 39335

• Home prices YoY: 1.5%
• Active inventory: 18
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $294

Break-even live

Break-even rent $639

Max offer price $70,000

Occupancy floor 66%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $70,000 Active 8 DOM
2. 2026-06-18
   days on market $70,000 Active 7 DOM
3. 2026-06-17
   days on market $70,000 Active 6 DOM
4. 2026-06-16
   days on market $70,000 Active 5 DOM
5. 2026-06-15
   days on market $70,000 Active 4 DOM
6. 2026-06-14
   days on market $70,000 Active 2 DOM
7. 2026-06-12
   remarks 659-char remark
8. 2026-06-12
   listed $70,000 Active 1 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: $504 · $42/mo
• Projected year-2 tax: $553 · $46/mo
• Expected delta: +$49/yr (+$4/mo · 9.6%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $12,129
• − Mortgage interest: −$3,921
• − Property taxes: −$504
• − Insurance: −$1,148
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$2,036
• Taxable income: $2,579
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $2,906/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: Lauderdale County School District
• NCES district ID: 2802430
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $45,778
• Composite: 33.25/100
• National rank: #5517
• State rank: #39 of 130 in MS

Livability — Lauderdale

• Score: 41/100
• State rank: #358
• US rank: #27178

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

• Population (ZIP): 2,301

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 75,158 people
• By 2030: 72,770 · -3.2%
• By 2040: 67,309 · -10.4%
• By 2050: 61,797 · -17.8%
• By 2075: 49,790 · -33.8%
• By 2100: 39,797 · -47.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 6% Serbian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Strong R (+21.2) · D 39.0% · R 60.2%
• 2008→2024 swing: -2.3pp toward R · 2008: -18.9pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+16.0 2016: R+23.0 2012: R+15.5 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.96%
• Current HPI: 130.2493
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $70,000 MLSU

Property tax history

+3.9%/yr

Latest (2025): $504 · +0.0% YoY. Source: county tax records.