1684 Old Highway 80 · Forest, MS 39074

$190,000

3 bd · 1.5 ba · 1,829 sqft · SingleFamily public records · 4 Days on market

Built 1978 2.10 ac lot $104/sqft · 13% below area Est $190k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +8.9/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Schools +1.8/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Take a look at this beautiful three bedroom and two and a half bathroom brick home now available. It is located just four minutes from Raytheon right outside the city limits of Forest, sitting on two acres of land with a large backyard with endless possibilities. This home has a two car carport, a covered patio, front porch, two outdoor sheds, RV Hookup, gas log fireplace, large laundry and pantry area, new stove, built-in oven (so 2 ovens), new dishwasher, new large kitchen sink w/new faucet, new countertops, a bonus area that can be used for an office or play area, high-speed internet available, a huge living room area and plenty of storage throughout the whole house! This is AGENT OWNED so call your Real Estate Agent for information and showing appointments.

Key facts

• Front and back yard
• 2.1 acre lot
• 2 garage spots

Tags

• LARGE LIVING ROOM SPACE
• FRONT AND BACK YARD
• APPROXIMATELY 2.1 ACRES
• OPEN SPACE FOR GATHERING

Property features AI

Exterior

• Parking: Attached carport with direct access; 2 garage spaces
• Utilities: Public water; Septic tank; Electricity connected; Propane connected; Sewer connected; Water connected
• Home design: Single-family residence (house); One story; Move-in ready
• Construction: Brick construction; Shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Porch and rear porch; Private yard; Few trees; Front yard; Level lot; Portable building and shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator; Electric water heater
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom (3 total)
• Heating & cooling: Central heating (propane); Central air; Ceiling fans; Electric cooling
• Interior features: Gas log fireplace; Aluminum-framed windows; Insulated doors with storm doors; Private entrance
• Laundry & utility: Laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (39.5% below list).
• Recommended offer: $115k (39.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#55 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Forest Municipal School District (town): math 25% / reading 19% proficiency, ranked #88 of 130 in MS (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Elementary School (math 28% / reading 18%, grade F, #230 of 375 statewide, top 61%, 707 students, 100% FRL); Hawkins Middle School (math 23% / reading 19%, grade F, #112 of 179 statewide, top 64%, 474 students, 100% FRL).
• Market conditions: 61 active listings in the ZIP; 19 units permitted in Scott County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (7.8% local appreciation)).
• Scott County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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: severe wind risk, 80% 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 $115,008 (39.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 13.8

CMA / ARV

• ARV (median comp): $190,145
• List price: $190,000
• Delta: -0.08%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1684 Old Highway 80	0.00mi	3/2.5	1,600 (-12%)	0mo	$190,000	$119	75

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

Projected returns pro-forma

7.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.16×
• Total profit: $61,501
• Equity at exit: $141,367

10-year hold

• IRR: 15.3%
• Equity multiple: 4.54×
• Total profit: $188,479
• Equity at exit: $277,816

Cash invested: $53,200 (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 39074

• Home prices YoY: 4.8%
• Active inventory: 61
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-218

Break-even live

Break-even rent $1,426

Max offer price $151,532

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-18
   status Pending 360-char remark
2. 2026-05-14
   listed $190,000 Active 360-char remark
3. 2022-09-26
   soldstatus
4. 2022-09-21
   soldstatus Closed 772-char remark

   Show marketing remark (772 chars)

   Take a look at this beautiful three bedroom and two and a half bathroom brick home now available. It is located just four minutes from Raytheon right outside the city limits of Forest, sitting on two acres of land with a large backyard with endless possibilities. This home has a two car carport, a covered patio, front porch, two outdoor sheds, RV Hookup, gas log fireplace, large laundry and pantry area, new stove, built-in oven (so 2 ovens), new dishwasher, new large kitchen sink w/new faucet, new countertops, a bonus area that can be used for an office or play area, high-speed internet available, a huge living room area and plenty of storage throughout the whole house! This is AGENT OWNED so call your Real Estate Agent for information and showing appointments.

5. 2022-07-18
   status Pending 772-char remark

   Show marketing remark (772 chars)

   Take a look at this beautiful three bedroom and two and a half bathroom brick home now available. It is located just four minutes from Raytheon right outside the city limits of Forest, sitting on two acres of land with a large backyard with endless possibilities. This home has a two car carport, a covered patio, front porch, two outdoor sheds, RV Hookup, gas log fireplace, large laundry and pantry area, new stove, built-in oven (so 2 ovens), new dishwasher, new large kitchen sink w/new faucet, new countertops, a bonus area that can be used for an office or play area, high-speed internet available, a huge living room area and plenty of storage throughout the whole house! This is AGENT OWNED so call your Real Estate Agent for information and showing appointments.

6. 2022-07-11
   listed $169,000 Active 772-char remark

   Show marketing remark (772 chars)

   Take a look at this beautiful three bedroom and two and a half bathroom brick home now available. It is located just four minutes from Raytheon right outside the city limits of Forest, sitting on two acres of land with a large backyard with endless possibilities. This home has a two car carport, a covered patio, front porch, two outdoor sheds, RV Hookup, gas log fireplace, large laundry and pantry area, new stove, built-in oven (so 2 ovens), new dishwasher, new large kitchen sink w/new faucet, new countertops, a bonus area that can be used for an office or play area, high-speed internet available, a huge living room area and plenty of storage throughout the whole house! This is AGENT OWNED so call your Real Estate Agent for information and showing appointments.

7. 2019-03-20
   soldstatus
8. 2019-03-20
   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: $609 · $51/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$892/yr (+$74/mo · 146.4%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,801
• − Mortgage interest: −$10,643
• − Property taxes: −$609
• − Insurance: −$950
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$5,527
• Taxable loss: −$6,137
• Est. tax savings @ 24.0%: +$1,473
• After-tax cash flow: $-1,140/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: Forest Municipal School District
• NCES district ID: 2801470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $34,190
• Composite: 18.09/100
• National rank: #8973
• State rank: #88 of 130 in MS

Livability — Forest

• Score: 69/100
• State rank: #55
• US rank: #8727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,423

Population outlook (Scott County) Hauer SSP2

• Today (2025): 28,200 people
• By 2030: 27,923 · -1.0%
• By 2040: 26,898 · -4.6%
• By 2050: 25,341 · -10.1%
• By 2075: 20,244 · -28.2%
• By 2100: 13,845 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 41% White 39% Hispanic / Latino 15% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+23.9) · D 37.7% · R 61.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+18.2 2016: R+17.7 2012: R+9.0 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.77%
• Current HPI: 169.2022
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+12.4% since first listed

9 events — show timeline

• 2026-06-16 Sold (MLS) — MLSU
• 2026-05-18 Pending — MLSU
• 2026-05-14 Listed $190,000 MLSU
• 2022-09-26 Sold (Public Records) — Public Records
• 2022-09-21 Sold (MLS) — MLSU
• 2022-07-18 Pending — MLSU
• 2022-07-11 Listed $169,000 MLSU
• 2019-03-20 Sold (Public Records) — Public Records
• 2019-03-20 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $609 · +0.0% YoY. Source: county tax records.