417 Franklinton St · Tylertown, MS 39667

$134,500

3 bd · 2.0 ba · 1,915 sqft · SingleFamily · 108 Days on market

Fair condition 0.90 ac lot $70/sqft · 10% below area Est $150k · 10% under ↓ 4% since listing

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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 +19.0/30.0
• ARV discount +12.1/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on Franklinton Ave within the city limits of Tylertown, MS, this home sits atop a nice hill with a long paved driveway that leads to a lush front yard and a spacious rear yard; inside, you'll find a well-maintained 3-bedroom, 2-bath layout all on a slab, with bedrooms of good size and a large office area that could easily be converted into a 4th bedroom or a secondary living room. The heated and cooled living space totals 1,915 square feet, complemented by a very large attached 620-square-foot carport and a rear patio that overlooks the yard. While not brand new, the property offers great potential and is competitively priced for the occasion.

Key facts

• Large office area
• Spacious rear yard
• Paved driveway

Tags

• PAVED DRIVEWAY
• LUSH FRONT YARD
• SPACIOUS REAR YARD
• LARGE OFFICE AREA
• REAR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.1% in Tylertown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#46 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Walthall County School District (rural): math 22% / reading 23% proficiency, ranked #86 of 130 in MS (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Walthall County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,395 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $149,727
• List price: $134,500
• Delta: -10.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Franklinton St	0.20mi	3/2.0	1,923 (+0%)	22mo	$140,000	$73	72
818 Meadow	0.66mi	3/2.0	1,993 (+4%)	6mo	$125,000	$63	57
99 Magee Drive Dr	0.71mi	3/3.0	1,878 (-2%)	6mo	$269,000	$143	55
506 Beulah Ave	0.56mi	3/1.0	2,040 (+6%)	16mo	$142,500	$70	46
412 Tyler Ave	0.69mi	3/2.0	2,066 (+8%)	10mo	$165,000	$80	46
1009 Meadowbrook Ln	0.70mi	3/3.0	2,059 (+8%)	16mo	$179,000	$87	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-12,900
• Equity at exit: $20,054

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $276
• Equity at exit: $11,629

Cash invested: $37,660 (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 39667

• Home prices YoY: -18.4%
• Active inventory: 90
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$705
• Tax est. 1.5%: −$168 /mo · $2,018/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $139

Break-even live

Break-even rent $1,177

Max offer price $134,500

Occupancy floor 85%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $134,500 Active 108 DOM
2. 2026-06-17
   days on market $134,500 Active 107 DOM
3. 2026-06-16
   days on market $134,500 Active 106 DOM
4. 2026-06-15
   days on market $134,500 Active 105 DOM
5. 2026-06-13
   days on market $134,500 Active 103 DOM
6. 2026-06-12
   days on market $134,500 Active 102 DOM
7. 2026-06-09
   days on market $134,500 Active 99 DOM
8. 2026-06-08
   days on market $134,500 Active 98 DOM
9. 2026-06-07
   days on market $134,500 Active 97 DOM
10. 2026-06-07
    days on market $134,500 Active 96 DOM
11. 2026-06-04
    days on market $134,500 Active 93 DOM
12. 2026-06-02
    days on market $134,500 Active 92 DOM
13. 2026-06-01
    days on market $134,500 Active 91 DOM
14. 2026-05-31
    days on market $134,500 Active 90 DOM
15. 2026-05-11
    price $134,500 660-char remark

    Show marketing remark (660 chars)

    Situated on Franklinton Ave within the city limits of Tylertown, MS, this home sits atop a nice hill with a long paved driveway that leads to a lush front yard and a spacious rear yard; inside, you'll find a well-maintained 3-bedroom, 2-bath layout all on a slab, with bedrooms of good size and a large office area that could easily be converted into a 4th bedroom or a secondary living room. The heated and cooled living space totals 1,915 square feet, complemented by a very large attached 620-square-foot carport and a rear patio that overlooks the yard. While not brand new, the property offers great potential and is competitively priced for the occasion.

16. 2026-03-02
    listed $139,500 Active 660-char remark

    Show marketing remark (660 chars)

    Situated on Franklinton Ave within the city limits of Tylertown, MS, this home sits atop a nice hill with a long paved driveway that leads to a lush front yard and a spacious rear yard; inside, you'll find a well-maintained 3-bedroom, 2-bath layout all on a slab, with bedrooms of good size and a large office area that could easily be converted into a 4th bedroom or a secondary living room. The heated and cooled living space totals 1,915 square feet, complemented by a very large attached 620-square-foot carport and a rear patio that overlooks the yard. While not brand new, the property offers great potential and is competitively priced for the occasion.

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $16,235
• − Mortgage interest: −$7,534
• − Property taxes: −$2,018
• − Insurance: −$672
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,913
• Taxable loss: −$499
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $1,792/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.

Condition & rehab AI · 13 photos

Fair 50/100 Moderate rehab

This home is in fair condition with some major repairs needed, particularly to the roof and flooring. It has potential for significant value increase with updates to the roof, exterior, and landscaping.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Minor exterior siding — The exterior siding is in fair condition, with some discoloration and wear.
• Major flooring — The flooring in the living room and kitchen appears to be in poor condition, with visible wear and tear.
• Minor interior walls/paint — The interior walls and paint appear to be in fair condition, with some discoloration and wear.
• Major landscaping — The landscaping and curb appeal are poor, with overgrown grass and a lack of maintenance.

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's curb appeal and increase its resale value.
• Resale Painting — Painting the exterior and interior would improve the home's curb appeal and increase its resale value.
• Both Landscaping — Landscaping would improve the home's curb appeal and increase its resale and rental value.
• Rental HVAC maintenance — A well-maintained HVAC system would improve tenant satisfaction and increase rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding is in fair condition, with some discoloration and wear.	Minor	$500–3,000
flooring · The flooring in the living room and kitchen appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in fair condition, with some discoloration and wear.	Minor	$500–3,000
landscaping · The landscaping and curb appeal are poor, with overgrown grass and a lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$46,000–156,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's curb appeal and increase its resale value. ↑
• Resale Painting — Painting the exterior and interior would improve the home's curb appeal and increase its resale value. ↑
• Both Landscaping — Landscaping would improve the home's curb appeal and increase its resale and rental value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system would improve tenant satisfaction and increase rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Walthall County School District
• NCES district ID: 2804440
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $31,939
• Composite: 18.26/100
• National rank: #8959
• State rank: #86 of 130 in MS

Livability — Tylertown

• Score: 69/100
• State rank: #46
• US rank: #8187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tylertown, MS
• Population (ZIP): 10,138

Population outlook (Walthall County) Hauer SSP2

• Today (2025): 13,180 people
• By 2030: 12,361 · -6.2%
• By 2040: 10,728 · -18.6%
• By 2050: 9,233 · -29.9%
• By 2075: 6,445 · -51.1%
• By 2100: 4,955 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 43% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Walthall

• 2024 margin: Strong R (+26.9) · D 36.1% · R 63.0%
• 2008→2024 swing: -16.7pp toward R · 2008: -10.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.4 2016: R+15.2 2012: R+8.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.26%
• Current HPI: 147.5232
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.6% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $134,500 MLSU
• 2026-03-02 Listed $139,500 MLSU