15980 Mississippi 315 · Sardis, MS 38666

$165,000

3 bd · 2.0 ba · 1,539 sqft · Other public records · 128 Days on market

Built 1969 2.00 ac lot

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom home situated on approximately 2 acres along Highway 315 in Sardis, MS. Offering around 1,539-1,631 sq ft of living space, this property provides a solid layout and great potential with just a little TLC. Ideally located just minutes from Sardis Lake, this home is perfect for a first-time buyer looking for space and affordability, or for someone seeking a weekend getaway or income-producing rental near one of North Mississippi's most popular recreational destinations. Boating, fishing, camping, and outdoor activities are all within easy reach. With convenient access to I-55, commuting to Memphis or surrounding areas is simple while still enjoying peaceful country surroundings. Whether you're looking for a primary residence, vacation retreat, or investment opportunity, this property offers location, land, and potential all in one.

Key facts

• 2 acres
• 2 acre lot
• Parking

Tags

• 2 ACRES
• INCOME-PRODUCING RENTAL
• CONVENIENT ACCESS TO I-55
• PEACEFUL COUNTRY SURROUNDINGS
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#235 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D+, schools F, amenities F.
• North Panola School District (rural): math 2% / reading 8% proficiency, ranked #129 of 130 in MS (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 10 units permitted in Panola 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.
• Panola County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 7.9

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-7,366
• Equity at exit: $24,602

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $18,483
• Equity at exit: $14,266

Cash invested: $46,200 (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 38666

• Home prices YoY: -8.3%
• Active inventory: 24
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,740 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$137 /mo · $1,638/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $304

Break-even live

Break-even rent $1,355

Max offer price $165,000

Occupancy floor 78%

Sensitivity live

Price	-10% $398	-5% $351	+0% $304	+5% $258	+10% $211
Rent	-10% $167	-5% $236	+0% $304	+5% $373	+10% $442
Rate	-1.0pp $387	-0.5pp $346	base $304	+0.5pp $262	+1.0pp $218

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $165,000 Active 128 DOM
2. 2026-06-18
   days on market $165,000 Active 127 DOM
3. 2026-06-17
   days on market $165,000 Active 126 DOM
4. 2026-06-16
   days on market $165,000 Active 125 DOM
5. 2026-06-15
   days on market $165,000 Active 124 DOM
6. 2026-06-14
   days on market $165,000 Active 122 DOM
7. 2026-06-12
   days on market $165,000 Active 121 DOM
8. 2026-06-09
   days on market $165,000 Active 118 DOM
9. 2026-06-08
   days on market $165,000 Active 117 DOM
10. 2026-06-07
    days on market $165,000 Active 116 DOM
11. 2026-06-05
    days on market $165,000 Active 113 DOM
12. 2026-06-02
    days on market $165,000 Active 111 DOM
13. 2026-06-01
    days on market $165,000 Active 110 DOM
14. 2026-05-31
    days on market $165,000 Active 109 DOM
15. 2026-05-30
    days on market $165,000 Active 108 DOM
16. 2026-02-11
    listed $165,000 Active 882-char remark

    Show marketing remark (882 chars)

    Opportunity awaits with this 3-bedroom home situated on approximately 2 acres along Highway 315 in Sardis, MS. Offering around 1,539-1,631 sq ft of living space, this property provides a solid layout and great potential with just a little TLC. Ideally located just minutes from Sardis Lake, this home is perfect for a first-time buyer looking for space and affordability, or for someone seeking a weekend getaway or income-producing rental near one of North Mississippi's most popular recreational destinations. Boating, fishing, camping, and outdoor activities are all within easy reach. With convenient access to I-55, commuting to Memphis or surrounding areas is simple while still enjoying peaceful country surroundings. Whether you're looking for a primary residence, vacation retreat, or investment opportunity, this property offers location, land, and potential all in one.

17. 2001-03-27
    soldstatus

ⓘ 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: $1,638 · $137/mo
• Projected year-2 tax: $1,638 · $137/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $20,886
• − Mortgage interest: −$9,243
• − Property taxes: −$1,638
• − Insurance: −$825
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$4,800
• Taxable income: $1,038
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $3,404/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: North Panola School District
• NCES district ID: 2803210
• Math proficiency: 2% ▼ -35.00%
• Reading proficiency: 8% ▼ -11.00%
• Median HH income: $32,344
• Composite: 3.77/100
• National rank: #10066
• State rank: #129 of 130 in MS

Livability — Sardis

• Score: 59/100
• State rank: #235
• US rank: #19654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,258

Population outlook (Panola County) Hauer SSP2

• Today (2025): 32,645 people
• By 2030: 31,477 · -3.6%
• By 2040: 28,894 · -11.5%
• By 2050: 26,108 · -20.0%
• By 2075: 19,292 · -40.9%
• By 2100: 12,787 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 42% Two or more races 4%
• Common ancestry: Lithuanian 3% Serbian 1% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Panola

• 2024 margin: R (+14.8) · D 42.0% · R 56.9% · Other 1.1%
• 2008→2024 swing: -21.4pp toward R · 2008: 6.5pp · 2024: -14.8pp
• All cycles: 2024: R+14.8 2020: R+4.2 2016: R+0.5 2012: D+8.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.45%
• Current HPI: 192.5985
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-02-11 Listed $165,000 MLSU
• 2001-03-27 Sold (Public Records) — Public Records