4024 Old Mill Rd · Osyka, MS 39657

$95,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily · 36 Days on market

Built 1935 Poor condition 2.00 ac lot $59/sqft · 46% below area Est $177k · 46% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• Appreciation +8.3/10.0
• 1% rule +6.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Looking for a turn key recreational property with abundant wildlife and a well managed mature timber stand ready for an instant return on investment? This property is the one! The property mainly consists of mature pine timber with hardwood strips, a beautiful grass bottom, and roughly 1,400 ft of road frontage on Old Mill Rd. The house on the property is a fixer upper ready for your weekend getaways, rental potential, or maybe the perfect place to stay while you build your dream home! Conveniently located just 2.5 miles north of the LA/MS state line and minutes from I 55, this property offers quick access to amenities and is within easy driving distance of Baton Rouge and New Orleans, while maintaining a peaceful country atmosphere. This area is known for abundant wildlife, especially deer and turkeys! Properties like this don't last long! Call today...

Key facts

• Peaceful setting
• Outdoor living
• 2 acre lot

Tags

• OUTDOOR LIVING
• PEACEFUL SETTING

Property features AI

Finance

• Other: Lot size approximately 2 acres

Exterior

• Parking: Carport (1 space)
• Utilities: Well water; Septic tank; Electricity available; Propane available and connected; Sewer connected; Water available
• Home design: Single-family house; One story; Fixer condition; Vinyl exterior; Facing not specified; Entry level not specified
• Construction: Built information provided by owner; Asphalt shingle roof
• Exterior features: Front porch; Few trees on the lot; Graveled parking area

Interior

• Kitchen: Refrigerator
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans; Window AC unit(s)
• Interior features: Refrigerator included; Wood window frames
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#258 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D+, schools D.
• South Pike School District (rural): math 12% / reading 21% proficiency, ranked #105 of 130 in MS (top 81%) — 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: 18 active listings in the ZIP; 10 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.6% local appreciation)).
• Pike County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $177,346
• List price: $95,000
• Delta: 97.35%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.71×
• Total profit: $45,494
• Equity at exit: $63,154

10-year hold

• IRR: 23.4%
• Equity multiple: 5.57×
• Total profit: $121,505
• Equity at exit: $117,613

Cash invested: $26,600 (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 39657

• Home prices YoY: 5.6%
• Active inventory: 18
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $233

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $95,000 Active 36 DOM
2. 2026-06-17
   days on market $95,000 Active 35 DOM
3. 2026-06-16
   days on market $95,000 Active 34 DOM
4. 2026-06-15
   days on market $95,000 Active 33 DOM
5. 2026-06-13
   days on market $95,000 Active 31 DOM
6. 2026-06-12
   days on market $95,000 Active 30 DOM
7. 2026-06-09
   days on market $95,000 Active 27 DOM
8. 2026-06-08
   days on market $95,000 Active 26 DOM
9. 2026-06-07
   days on market $95,000 Active 25 DOM
10. 2026-06-07
    days on market $95,000 Active 24 DOM
11. 2026-06-04
    days on market $95,000 Active 21 DOM
12. 2026-06-02
    days on market $95,000 Active 20 DOM
13. 2026-06-01
    days on market $95,000 Active 19 DOM
14. 2026-05-31
    days on market $95,000 Active 18 DOM
15. 2026-05-12
    listed $330,000 Active 866-char remark

    Show marketing remark (661 chars)

    47± acres of prime pine timberland offering excellent hunting and recreational opportunities. This property features a well-established stand of pine with a mix of hardwoods, providing both immediate and long-term investment potential. The land offers ideal habitat for wildlife, including deer and turkey, making it a perfect setup for hunting enthusiasts. Whether you're looking for a private weekend getaway, recreational retreat, or future homesite, this tract delivers privacy, natural beauty, and versatility. Convenient access with road frontage and a peaceful rural setting make this an outstanding opportunity to own a piece of Mississippi land.

16. 2026-05-12
    listed $235,000 Active 661-char remark

    Show marketing remark (661 chars)

    47± acres of prime pine timberland offering excellent hunting and recreational opportunities. This property features a well-established stand of pine with a mix of hardwoods, providing both immediate and long-term investment potential. The land offers ideal habitat for wildlife, including deer and turkey, making it a perfect setup for hunting enthusiasts. Whether you're looking for a private weekend getaway, recreational retreat, or future homesite, this tract delivers privacy, natural beauty, and versatility. Convenient access with road frontage and a peaceful rural setting make this an outstanding opportunity to own a piece of Mississippi land.

17. 2026-05-12
    listed $95,000 Active

    Show marketing remark (661 chars)

    47± acres of prime pine timberland offering excellent hunting and recreational opportunities. This property features a well-established stand of pine with a mix of hardwoods, providing both immediate and long-term investment potential. The land offers ideal habitat for wildlife, including deer and turkey, making it a perfect setup for hunting enthusiasts. Whether you're looking for a private weekend getaway, recreational retreat, or future homesite, this tract delivers privacy, natural beauty, and versatility. Convenient access with road frontage and a peaceful rural setting make this an outstanding opportunity to own a piece of Mississippi land.

18. 2026-05-11
    historical
19. 2025-12-04
    listed $350,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $13,507
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,764
• Taxable income: $1,361
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $2,466/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property is a true fixer-upper with overgrown vegetation and debris, indicating significant maintenance and landscaping needs. A thorough inspection and updates are required to improve its condition and increase its resale and rental value.

Repairs flagged

• Major overgrown vegetation — Vegetation and debris are present, indicating significant overgrowth and lack of maintenance.
• Major landscaping — Vegetation and debris are present, indicating significant overgrowth and lack of maintenance.

Value-add opportunities

• Both landscaping and overgrown vegetation removal — Removing overgrown vegetation and landscaping will improve the property's appearance and curb appeal, making it more attractive for both resale and rental.
• Both roof inspection — A thorough roof inspection is needed to assess any potential damage and ensure the roof is in good condition, which is crucial for both resale and rental value.
• Both HVAC and mechanical systems inspection — Inspecting the HVAC and mechanical systems will ensure they are functioning properly and will help identify any needed repairs, which is crucial for both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
overgrown vegetation · Vegetation and debris are present, indicating significant overgrowth and lack of maintenance.	Major	$15,000–50,000
landscaping · Vegetation and debris are present, indicating significant overgrowth and lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and overgrown vegetation removal — Removing overgrown vegetation and landscaping will improve the property's appearance and curb appeal, making it more attractive for both resale and rental. ↑
• Both roof inspection — A thorough roof inspection is needed to assess any potential damage and ensure the roof is in good condition, which is crucial for both resale and rental value. ↑
• Both HVAC and mechanical systems inspection — Inspecting the HVAC and mechanical systems will ensure they are functioning properly and will help identify any needed repairs, which is crucial for both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: South Pike School District
• NCES district ID: 2804080
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 21% ▼ -3.00%
• Median HH income: $29,674
• Composite: 13.04/100
• National rank: #9566
• State rank: #105 of 130 in MS

Livability — Osyka

• Score: 59/100
• State rank: #258
• US rank: #20587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,591

Population outlook (Pike County) Hauer SSP2

• Today (2025): 38,766 people
• By 2030: 37,874 · -2.3%
• By 2040: 35,743 · -7.8%
• By 2050: 33,276 · -14.2%
• By 2075: 26,799 · -30.9%
• By 2100: 18,562 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 53% White 40% Two or more races 5%
• Common ancestry: Lithuanian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pike

• 2024 margin: Toss-up / Even · D 47.8% · R 51.3%
• 2008→2024 swing: -7.0pp toward R · 2008: 3.5pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+1.0 2016: R+0.7 2012: D+7.6 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.57%
• Current HPI: 123.6546
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-72.9% since first listed

5 events — show timeline

• 2026-05-12 Listed $95,000 MLSU
• 2026-05-12 Listed $235,000 MLSU
• 2026-05-12 Listed $330,000 MLSU
• 2026-05-11 Listing Removed — MLSU
• 2025-12-04 Listed $350,000 MLSU