75 L G Collins Rd · Buckatunna, MS 39362

$68,000

2 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 76 Days on market

Built 1976 1.00 ac lot ↓ 32% since listing

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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 +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Livability +2.1/5.0

Listing remarks

Country living and only 10 min from the county seat in Waynsboro. Approx 1 acre, house, shed, workshop, 2 car garage. Call your favorite Realtor today for your private showing.

Key facts

• Country living
• Shed
• Workshop

Tags

• COUNTRY LIVING
• WORKSHOP
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 43/100 on livability (#354 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, amenities F.
• Wayne County School District (town): math 24% / reading 29% proficiency, ranked #79 of 130 in MS (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 7 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($470 loan paydown + $6k appreciation (8.3% local appreciation)).
• Wayne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.73% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.87%
• DSCR: 2.15
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 3.92×
• Total profit: $55,516
• Equity at exit: $53,058

10-year hold

• IRR: 36.5%
• Equity multiple: 8.45×
• Total profit: $141,821
• Equity at exit: $106,679

Cash invested: $19,040 (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 39362

• Home prices YoY: 7.2%
• Active inventory: 8
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $410

Break-even live

Break-even rent $656

Max offer price $68,000

Occupancy floor 60%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-16
   status Pending
2. 2026-04-08
   price $68,000
3. 2026-04-03
   status Active
4. 2026-03-10
   status Pending
5. 2026-02-12
   price $80,000
6. 2026-01-06
   listed $100,000 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: $1,596 · $133/mo
• Projected year-2 tax: $1,596 · $133/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,103
• − Mortgage interest: −$3,809
• − Property taxes: −$1,596
• − Insurance: −$340
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$1,978
• Taxable income: $4,123
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $3,936/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: Wayne County School District
• NCES district ID: 2804530
• Math proficiency: 24% ▼ -8.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $32,885
• Composite: 21.65/100
• National rank: #8283
• State rank: #79 of 130 in MS

Livability — Buckatunna

• Score: 43/100
• State rank: #354
• US rank: #26893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,822

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 19,737 people
• By 2030: 19,116 · -3.1%
• By 2040: 17,754 · -10.0%
• By 2050: 16,267 · -17.6%
• By 2075: 12,858 · -34.9%
• By 2100: 10,121 · -48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Two or more races 4%
• Common ancestry: Italian 2% Slovak 1%
• Languages at home: 100% English-only · Spanish 0%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+32.7) · D 33.2% · R 65.9%
• 2008→2024 swing: -11.0pp toward R · 2008: -21.8pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+26.6 2016: R+25.8 2012: R+19.1 2008: R+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.30%
• Current HPI: 123.4933
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-32.0% since first listed

6 events — show timeline

• 2026-04-16 Pending — MLSU
• 2026-04-08 Price Changed $68,000 MLSU
• 2026-04-03 Relisted — MLSU
• 2026-03-10 Pending — MLSU
• 2026-02-12 Price Changed $80,000 MLSU
• 2026-01-06 Listed $100,000 MLSU

Property tax history

+28.3%/yr

Latest (2025): $1,596 · +2.3% YoY. Source: county tax records.