106 Homestead Ln · Coldwater, MS 38618

$135,000

3 bd · 1.5 ba · 1,706 sqft · SingleFamily public records · 31 Days on market

Built 1978 0.28 ac lot Est $222k · 39% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Appreciation +5.2/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

If space is what you're looking for, look no further. This home features 4 bedrooms and 1 and a half baths. Home is priced accordingly and being sold AS IS, with opportunity for buyer updates and personal touches. Don't miss out on making this home yours!

Key facts

• 0.28 acre lot
• Built 1978
• Listed 31 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence (house); One level; Fixer condition
• Construction: Brick construction; Slab foundation; Built according to assessor records
• Exterior features: Architectural shingle roof

Interior

• Kitchen: Free-standing electric oven
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Free-standing electric oven

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $128k (5.5% below list).
• Recommended offer: $128k (5.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#135 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.
• Tate County School District (rural): math 28% / reading 27% proficiency, ranked #74 of 130 in MS (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coldwater High School (math 8% / reading 17%, grade F, #160 of 197 statewide, top 83%, 167 students, 98% FRL) — zoned schools average 98% FRL vs 69% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 28% district-wide (-15 pts) — the specific schools serving this property underperform the Tate County School District average; the district grade overstates school quality for this exact location.
• Market conditions: 75 active listings in the ZIP; 114 units permitted in Tate County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($933 loan paydown + $511 appreciation (0.4% local appreciation)).
• Tate County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,595 (5.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.95% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $221,780
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Homestead Ln	0.08mi	3/2.0	1,599 (-6%)	18mo	$215,000	$134	68
735 Dougherty St	0.71mi	3/2.0	1,865 (+9%)	18mo	$184,900	$99	34
311 Wilfred St	0.75mi	3/2.0	1,530 (-10%)	22mo	$199,000	$130	28

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

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.15×
• Total profit: $5,828
• Equity at exit: $41,774

10-year hold

• IRR: 8.2%
• Equity multiple: 1.93×
• Total profit: $35,021
• Equity at exit: $52,318

Cash invested: $37,800 (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 38618

• Home prices YoY: 0.2%
• Active inventory: 75
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $116

Break-even live

Break-even rent $1,130

Max offer price $135,000

Occupancy floor 86%

Sensitivity live

Price	-10% $192	-5% $154	+0% $116	+5% $77	+10% $39
Rent	-10% $15	-5% $65	+0% $116	+5% $166	+10% $216
Rate	-1.0pp $184	-0.5pp $150	base $116	+0.5pp $81	+1.0pp $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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   pricedays on market $135,000 Active 31 DOM
2. 2026-06-18
   days on market $140,000 Active 28 DOM
3. 2026-06-17
   days on market $140,000 Active 27 DOM
4. 2026-06-16
   days on market $140,000 Active 26 DOM
5. 2026-06-15
   days on market $140,000 Active 25 DOM
6. 2026-06-13
   days on market $140,000 Active 23 DOM
7. 2026-06-13
   days on market $140,000 Active 22 DOM
8. 2026-06-10
   days on market $140,000 Active 20 DOM
9. 2026-06-09
   days on market $140,000 Active 19 DOM
10. 2026-06-08
    days on market $140,000 Active 18 DOM
11. 2026-06-07
    days on market $140,000 Active 17 DOM
12. 2026-06-05
    days on market $140,000 Active 14 DOM
13. 2026-06-03
    days on market $140,000 Active 13 DOM
14. 2026-06-02
    days on market $140,000 Active 12 DOM
15. 2026-06-01
    days on market $140,000 Active 11 DOM
16. 2026-05-31
    days on market $140,000 Active 10 DOM
17. 2026-05-21
    listed $140,000 Active
18. 2023-09-14
    historical
19. 2023-08-09
    price $155,000
20. 2023-07-28
    price $145,000
21. 2023-07-13
    listed $155,000 Active
22. 2021-10-03
    historical
23. 2021-09-24
    historical
24. 2021-08-07
    listed $89,000
25. 2019-02-26
    soldstatus
26. 2019-02-22
    soldstatus
27. 2018-12-13
    listed $32,900
28. 2018-12-04
    historical
29. 2018-10-18
    soldstatus
30. 2018-10-08
    listed $32,900
31. 2018-08-28
    historical
32. 2018-06-12
    listed $30,200
33. 2007-02-23
    soldstatus
34. 2007-01-30
    soldstatus
35. 2006-08-28
    listed $94,500
36. 2006-06-30
    historical
37. 2006-06-08
    listed $85,000
38. 2000-05-23
    listed $75,000

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $15,311
• − Mortgage interest: −$7,562
• − Property taxes: −$1,538
• − Insurance: −$675
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$3,927
• Taxable loss: −$841
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,589/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: Tate County School District
• NCES district ID: 2804230
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $41,975
• Composite: 23.38/100
• National rank: #7903
• State rank: #74 of 130 in MS

Livability — Coldwater

• Score: 64/100
• State rank: #135
• US rank: #14532

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: Coldwater, MS
• Population (ZIP): 10,022

Population outlook (Tate County) Hauer SSP2

• Today (2025): 27,577 people
• By 2030: 26,872 · -2.6%
• By 2040: 25,319 · -8.2%
• By 2050: 23,590 · -14.5%
• By 2075: 19,500 · -29.3%
• By 2100: 15,468 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Tate

• 2024 margin: Solid R (+43.8) · D 27.6% · R 71.4%
• 2008→2024 swing: -22.8pp toward R · 2008: -20.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+34.5 2016: R+31.4 2012: R+18.4 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.38%
• Current HPI: 240.3401
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+86.7% since first listed

22 events — show timeline

• 2026-05-21 Listed $140,000 MLSU
• 2023-09-14 Listing Removed — MLSU
• 2023-08-09 Price Changed $155,000 MLSU
• 2023-07-28 Price Changed $145,000 MLSU
• 2023-07-13 Listed $155,000 MLSU
• 2021-10-03 Listing Removed — MLSU
• 2021-09-24 Listing Removed — MLSU
• 2021-08-07 Listed $89,000 MLSU
• 2019-02-26 Sold (Public Records) — Public Records
• 2019-02-22 Sold (MLS) — MLSU
• 2018-12-13 Listed $32,900 MLSU
• 2018-12-04 Listing Removed — MLSU
• 2018-10-18 Sold (Public Records) — Public Records
• 2018-10-08 Listed $32,900 MLSU
• 2018-08-28 Listing Removed — MLSU
• 2018-06-12 Listed $30,200 MLSU
• 2007-02-23 Sold (MLS) — MLSU
• 2007-01-30 Sold (Public Records) — Public Records
• 2006-08-28 Listed $94,500 MLSU
• 2006-06-30 Listing Removed — MLSU
• 2006-06-08 Listed $85,000 MLSU
• 2000-05-23 Listed $75,000 MLSU

Property tax history

+1.3%/yr

Latest (2025): $1,538 · +22.1% YoY. Source: county tax records.