None · Okolona, MS 38860

$9,950

2 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 784 Days on market

Built 1940 $6/sqft · 89% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Property is being sold for land value only. No value given to home site.

Key facts

• Built 1940
• Listed 783 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#191 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Okolona Separate School District (rural): math 24% / reading 17% proficiency, ranked #93 of 130 in MS (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 7 units permitted in Chickasaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32 of equity ($68 loan paydown + $-36 appreciation (-0.4% local appreciation)).
• Chickasaw County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 784 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 1709% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,756 (12.0% below list)

Questions for the listing agent

1. It's been on market 784 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 12.08% ✓
• Cap rate: 111.97%
• Cash-on-cash: 377.41%
• DSCR: 17.79
• GRM: 0.7

CMA / ARV

• ARV (median comp): $94,954
• List price: $9,950
• Delta: -89.52%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.04×
• Total profit: $47,470
• Equity at exit: $2,709

10-year hold

• IRR: —
• Equity multiple: 38.49×
• Total profit: $104,442
• Equity at exit: $3,116

Cash invested: $2,786 (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 38860

• Home prices YoY: -0.3%
• Active inventory: 25
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$17 /mo · $201/yr
• Insurance: −$4
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $751

Break-even live

Break-even rent $251

Max offer price $9,950

Occupancy floor 32%

Sensitivity live

Price	-10% $757	-5% $754	+0% $751	+5% $748	+10% $745
Rent	-10% $656	-5% $704	+0% $751	+5% $798	+10% $846
Rate	-1.0pp $756	-0.5pp $754	base $751	+0.5pp $748	+1.0pp $746

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: $2,488
• Closing costs: $298
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $9,950 Active 784 DOM
2. 2026-06-21
   days on market $9,950 Active 783 DOM
3. 2026-06-18
   days on market $9,950 Active 781 DOM
4. 2026-06-17
   days on market $9,950 Active 780 DOM
5. 2026-06-16
   days on market $9,950 Active 779 DOM
6. 2026-06-15
   days on market $9,950 Active 778 DOM
7. 2026-06-13
   days on market $9,950 Active 776 DOM
8. 2026-06-12
   days on market $9,950 Active 775 DOM
9. 2026-06-09
   days on market $9,950 Active 772 DOM
10. 2026-06-08
    days on market $9,950 Active 771 DOM
11. 2026-06-07
    days on market $9,950 Active 770 DOM
12. 2026-06-05
    days on market $9,950 Active 768 DOM
13. 2026-06-04
    days on market $9,950 Active 766 DOM
14. 2026-06-02
    days on market $9,950 Active 765 DOM
15. 2026-06-01
    days on market $9,950 Active 764 DOM
16. 2026-05-31
    days on market $9,950 Active 763 DOM
17. 2025-11-17
    soldstatus Closed 72-char remark

    Show marketing remark (72 chars)

    Property is being sold for land value only. No value given to home site.

18. 2025-09-24
    price $5,950 72-char remark

    Show marketing remark (72 chars)

    Property is being sold for land value only. No value given to home site.

19. 2025-09-23
    listed $550 Active 72-char remark

    Show marketing remark (72 chars)

    Property is being sold for land value only. No value given to home site.

20. 2025-06-20
    price $5,950
21. 2025-05-20
    status Active
22. 2025-02-12
    listed $6,950 Active
23. 2024-07-29
    price $9,950
24. 2024-04-04
    listed $14,950 Active

ⓘ 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: $201 · $17/mo
• Projected year-2 tax: $201 · $17/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $14,420
• − Mortgage interest: −$557
• − Property taxes: −$201
• − Insurance: −$1,552
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$289
• Taxable income: $9,512
• Est. tax owed @ 24.0%: −$2,283
• After-tax cash flow: $6,729/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: Okolona Separate School District
• NCES district ID: 2803390
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 17% ▼ -7.00%
• Median HH income: $29,703
• Composite: 16.42/100
• National rank: #9191
• State rank: #93 of 130 in MS

Livability — Okolona

• Score: 61/100
• State rank: #191
• US rank: #17576

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: Okolona, MS
• Population (ZIP): 6,313

Population outlook (Chickasaw County) Hauer SSP2

• Today (2025): 17,070 people
• By 2030: 16,849 · -1.3%
• By 2040: 16,419 · -3.8%
• By 2050: 15,899 · -6.9%
• By 2075: 14,445 · -15.4%
• By 2100: 12,062 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 45%
• Common ancestry: Italian 2%
• Foreign-born: 0%

Political lean MEDSL · Chickasaw

• 2024 margin: R (+13.7) · D 42.7% · R 56.4%
• 2008→2024 swing: -15.8pp toward R · 2008: 2.1pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+4.5 2016: R+6.1 2012: D+4.1 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.36%
• Current HPI: 128.2516
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-60.2% since first listed

8 events — show timeline

• 2025-11-17 Sold (MLS) — NEMSBD
• 2025-09-24 Price Changed $5,950 NEMSBD
• 2025-09-23 Listed $550 NEMSBD
• 2025-06-20 Price Changed $5,950 NEMSBD
• 2025-05-20 Relisted — NEMSBD
• 2025-02-12 Listed $6,950 NEMSBD
• 2024-07-29 Price Changed $9,950 GBOR
• 2024-04-04 Listed $14,950 GBOR

Property tax history

-1.6%/yr

Latest (2024): $201 · +0.2% YoY. Source: county tax records.