11415 Mississippi 494 · Collinsville, MS 39325

$160,000

3 bd · 1.0 ba · 1,655 sqft · Other public records · 14 Days on market

Built 1944 1.29 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fabulous West Lauderdale Home sitting on 1.29 Acres. Very updated with hardwood floors, nice kitchen and 3 bedrooms with 1 bathroom. New Architectural Shingled roof. Outside was recently painted. Offers huge unfinished basement ideal for workshop and has a garage door entering into the basement. Storage barn in back yard. This is a rare find in West Lauderdale.

Key facts

• Nice kitchen
• Storage barn
• Hardwood floors

Tags

• HARDWOOD FLOORS
• NICE KITCHEN
• HUGE UNFINISHED BASEMENT
• STORAGE BARN

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Septic tank
• Home design: Single-family residence; 1 story
• Construction: Asbestos construction materials; Composition roof
• Exterior features: Storage structure

Interior

• Kitchen: Dishwasher; Electric Range; Range; Refrigerator
• Flooring: Ceramic tile; Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Hot water heating; Central air conditioning
• Interior features: Dishwasher; Electric Range; Range; Refrigerator; Electric Water Heater; Unfinished basement; 6 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).

Location & tenants

• Location reads 72/100 on livability (#25 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: 27 active listings in the ZIP; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lauderdale 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.73% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.55%
• DSCR: 2.40
• GRM: 4.8

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: 26.4%
• Equity multiple: 2.10×
• Total profit: $49,085
• Equity at exit: $23,857

10-year hold

• IRR: 34.1%
• Equity multiple: 4.11×
• Total profit: $139,288
• Equity at exit: $13,834

Cash invested: $44,800 (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 39325

• Home prices YoY: -16.7%
• Active inventory: 27
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,772 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $1,178

Break-even live

Break-even rent $1,281

Max offer price $160,000

Occupancy floor 52%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $160,000 Active 14 DOM
2. 2026-06-18
   days on market $160,000 Active 13 DOM
3. 2026-06-17
   days on market $160,000 Active 12 DOM
4. 2026-06-16
   days on market $160,000 Active 11 DOM
5. 2026-06-15
   days on market $160,000 Active 10 DOM
6. 2026-06-14
   days on market $160,000 Active 8 DOM
7. 2026-06-12
   days on market $160,000 Active 7 DOM
8. 2026-06-09
   days on market $160,000 Active 4 DOM
9. 2026-06-08
   days on market $160,000 Active 3 DOM
10. 2026-06-07
    remarks 363-char remark
11. 2026-06-07
    listed $160,000 Active 2 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: $1,274 · $106/mo
• Projected year-2 tax: $1,274 · $106/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 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: $33,264
• − Mortgage interest: −$8,962
• − Property taxes: −$1,274
• − Insurance: −$800
• − Repairs & maintenance: −$2,661
• − Management: −$2,661
• − Depreciation: −$4,655
• Taxable income: $12,251
• Est. tax owed @ 24.0%: −$2,940
• After-tax cash flow: $11,196/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 — Collinsville

• Score: 72/100
• State rank: #25
• US rank: #6359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,064

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 12%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Chinese 1% Spanish 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: ▼ -27.84%
• Current HPI: 138.6021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-05 Listed $160,000 EMR

Property tax history

+2.9%/yr

Latest (2025): $1,274 · +0.0% YoY. Source: county tax records.