127 Oak St · Coffeeville, MS 38922

$105,000

2 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 206 Days on market

Built 1958 0.36 ac lot $60/sqft · 18% below area Est $132k · 20% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• Appreciation +6.6/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Check out this affordable 3 bed 2 bath brick home in Coffeeville. The perfect starter home with a 6 year old roof and a great size back yard. There is a oversized storage as well. This one is worth coming to see! All info subject to verification

Key facts

• Great size back yard
• 6 year old roof
• Oversized storage

Tags

• BRICK HOME
• 6 YEAR OLD ROOF
• GREAT SIZE BACK YARD
• OVERSIZED STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $103k (1.9% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#132 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Coffeeville School District (rural): math 4% / reading 12% proficiency, ranked #122 of 130 in MS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 24 units permitted in Yalobusha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.2% local appreciation)).
• Yalobusha County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $65k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1958 — 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: 0.98% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $131,584
• List price: $105,000
• Delta: -20.20%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.81×
• Total profit: $23,861
• Equity at exit: $48,568

10-year hold

• IRR: 15.7%
• Equity multiple: 3.36×
• Total profit: $69,394
• Equity at exit: $75,921

Cash invested: $29,400 (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 38922

• Home prices YoY: 2.9%
• Active inventory: 27
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $156

Break-even live

Break-even rent $833

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-31
   days on market $105,000 Active 206 DOM
2. 2026-05-30
   days on market $105,000 Active 205 DOM
3. 2026-02-26
   price $105,000 246-char remark

   Show marketing remark (246 chars)

   Check out this affordable 3 bed 2 bath brick home in Coffeeville. The perfect starter home with a 6 year old roof and a great size back yard. There is a oversized storage as well. This one is worth coming to see! All info subject to verification

4. 2026-02-25
   status Active 246-char remark

   Show marketing remark (246 chars)

   Check out this affordable 3 bed 2 bath brick home in Coffeeville. The perfect starter home with a 6 year old roof and a great size back yard. There is a oversized storage as well. This one is worth coming to see! All info subject to verification

5. 2025-10-14
   price $139,900 246-char remark

   Show marketing remark (246 chars)

   Check out this affordable 3 bed 2 bath brick home in Coffeeville. The perfect starter home with a 6 year old roof and a great size back yard. There is a oversized storage as well. This one is worth coming to see! All info subject to verification

6. 2025-08-28
   price $149,900 246-char remark

   Show marketing remark (246 chars)

   Check out this affordable 3 bed 2 bath brick home in Coffeeville. The perfect starter home with a 6 year old roof and a great size back yard. There is a oversized storage as well. This one is worth coming to see! All info subject to verification

7. 2025-08-11
   price $159,900 246-char remark

   Show marketing remark (246 chars)

   Check out this affordable 3 bed 2 bath brick home in Coffeeville. The perfect starter home with a 6 year old roof and a great size back yard. There is a oversized storage as well. This one is worth coming to see! All info subject to verification

8. 2025-07-18
   listed $170,000 Active 246-char remark

   Show marketing remark (246 chars)

   Check out this affordable 3 bed 2 bath brick home in Coffeeville. The perfect starter home with a 6 year old roof and a great size back yard. There is a oversized storage as well. This one is worth coming to see! All info subject to verification

9. 2025-05-30
   price $190,000
10. 2025-05-24
    price $195,000
11. 2025-04-08
    listed $200,000 Active
12. 2022-06-28
    soldstatus Closed
13. 2022-04-18
    status Pending
14. 2022-02-22
    listed $85,000 Active
15. 2008-08-04
    soldstatus
16. 2001-06-12
    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: $760 · $63/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$70/yr (+$6/mo · 9.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,367
• − Mortgage interest: −$5,882
• − Property taxes: −$760
• − Insurance: −$525
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$3,055
• Taxable income: $167
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $1,837/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: Coffeeville School District
• NCES district ID: 2801140
• Math proficiency: 4% ▼ -29.00%
• Reading proficiency: 12% ▼ -14.00%
• Median HH income: $33,357
• Composite: 6.34/100
• National rank: #10001
• State rank: #122 of 130 in MS

Livability — Coffeeville

• Score: 64/100
• State rank: #132
• US rank: #14222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coffeeville, MS
• Population (ZIP): 3,126

Population outlook (Yalobusha County) Hauer SSP2

• Today (2025): 12,062 people
• By 2030: 11,811 · -2.1%
• By 2040: 11,297 · -6.3%
• By 2050: 10,771 · -10.7%
• By 2075: 9,679 · -19.8%
• By 2100: 8,400 · -30.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 41% Two or more races 2%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 0% · Vietnam
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Yalobusha

• 2024 margin: Strong R (+20.9) · D 38.9% · R 59.9% · Other 1.2%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.0pp · 2024: -20.9pp
• All cycles: 2024: R+20.9 2020: R+13.6 2016: R+13.1 2012: R+4.4 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 114.2626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+23.5% since first listed

14 events — show timeline

• 2026-02-26 Price Changed $105,000 NEMSBD
• 2026-02-25 Relisted — NEMSBD
• 2025-10-14 Price Changed $139,900 NEMSBD
• 2025-08-28 Price Changed $149,900 NEMSBD
• 2025-08-11 Price Changed $159,900 NEMSBD
• 2025-07-18 Listed $170,000 NEMSBD
• 2025-05-30 Price Changed $190,000 NCMBR
• 2025-05-24 Price Changed $195,000 NCMBR
• 2025-04-08 Listed $200,000 NCMBR
• 2022-06-28 Sold (MLS) — MLSU
• 2022-04-18 Pending — MLSU
• 2022-02-22 Listed $85,000 MLSU
• 2008-08-04 Sold (Public Records) — Public Records
• 2001-06-12 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $760 · +28.8% YoY. Source: county tax records.