6060 Highway 13 · Polkville, MS 39117

$75,900

5 bd · 1.0 ba · 2,079 sqft · SingleFamily public records · 37 Days on market

Built 1976

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3000 square foot single family home has 5 bedrooms and 3.0 bathrooms. This home is located at 6060 Highway 13, Morton, MS 39117.

Key facts

• Built 1976
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#269 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Smith County School District (rural): math 35% / reading 35% proficiency, ranked #55 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($525 loan paydown + $5k appreciation (6.0% local appreciation)).
• Smith County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,623 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.75% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.57%
• DSCR: 2.09
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 3.33×
• Total profit: $49,462
• Equity at exit: $47,459

10-year hold

• IRR: 33.5%
• Equity multiple: 6.83×
• Total profit: $123,998
• Equity at exit: $85,846

Cash invested: $21,252 (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 39117

• Home prices YoY: 3.8%
• Active inventory: 36
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$398
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $435

Break-even live

Break-even rent $775

Max offer price $75,900

Occupancy floor 62%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $75,900 Active 37 DOM
2. 2026-06-17
   days on market $75,900 Active 36 DOM
3. 2026-06-16
   days on market $75,900 Active 35 DOM
4. 2026-06-15
   days on market $75,900 Active 34 DOM
5. 2026-06-14
   days on market $75,900 Active 32 DOM
6. 2026-06-10
   days on market $75,900 Active 29 DOM
7. 2026-06-09
   days on market $75,900 Active 28 DOM
8. 2026-06-08
   days on market $75,900 Active 27 DOM
9. 2026-06-07
   days on market $75,900 Active 26 DOM
10. 2026-06-05
    days on market $75,900 Active 23 DOM
11. 2026-06-03
    days on market $75,900 Active 22 DOM
12. 2026-06-02
    days on market $75,900 Active 21 DOM
13. 2026-06-01
    days on market $75,900 Active 20 DOM
14. 2026-05-31
    days on market $75,900 Active 19 DOM
15. 2026-05-30
    days on market $75,900 Active 18 DOM
16. 2026-05-13
    price $75,900 133-char remark
17. 2026-05-12
    listed $79,900 Active 133-char remark
18. 2025-01-17
    historical
19. 2025-01-17
    listed $205,000 Active
20. 2024-09-23
    historical
21. 2024-09-03
    price $254,900
22. 2024-08-29
    price $269,900
23. 2024-08-17
    listed $295,900 Active
24. 2016-09-09
    soldstatus
25. 2016-06-17
    listed $190,000

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $2,187 · $182/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $15,904
• − Mortgage interest: −$4,252
• − Property taxes: −$2,187
• − Insurance: −$380
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,208
• Taxable income: $4,334
• Est. tax owed @ 24.0%: −$1,040
• After-tax cash flow: $4,182/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: Smith County School District
• NCES district ID: 2804020
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $36,791
• Composite: 29.09/100
• National rank: #6597
• State rank: #55 of 130 in MS

Livability — Polkville

• Score: 58/100
• State rank: #269
• US rank: #21209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Polkville, MS
• Population (ZIP): 9,638

Population outlook (Smith County) Hauer SSP2

• Today (2025): 15,231 people
• By 2030: 14,658 · -3.8%
• By 2040: 13,448 · -11.7%
• By 2050: 12,234 · -19.7%
• By 2075: 9,527 · -37.4%
• By 2100: 7,537 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 20% Hispanic / Latino 19% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+60.7) · D 19.4% · R 80.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -51.7pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+56.0 2016: R+56.6 2012: R+50.2 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.95%
• Current HPI: 163.0304
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-60.1% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $75,900 FSBO.com
• 2026-05-12 Listed $79,900 FSBO.com
• 2025-01-17 Listed $205,000 MLSU
• 2025-01-17 Listing Removed — MLSU
• 2024-09-23 Listing Removed — MLSU
• 2024-09-03 Price Changed $254,900 MLSU
• 2024-08-29 Price Changed $269,900 MLSU
• 2024-08-17 Listed $295,900 MLSU
• 2016-09-09 Sold (MLS) — MLSU
• 2016-06-17 Listed $190,000 MLSU

Property tax history

+6.9%/yr

Latest (2025): $2,187 · +140.4% YoY. Source: county tax records.