86 S Center St · Potts Camp, MS 38659

$130,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 257 Days on market

Built 2003 0.30 ac lot $95/sqft · 6% below area Est $139k · 6% under ↓ 19% since listing

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Why this score? — see what drove the C+ 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 +22.8/30.0
• ARV discount +10.3/15.0
• Appreciation +9.3/10.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

Key facts

• 0.3 acre lot
• Garage
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#213 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D, amenities F, commute F.
• Marshall County School District (rural): math 18% / reading 25% proficiency, ranked #87 of 130 in MS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 17 active listings in the ZIP; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($899 loan paydown + $11k appreciation (8.5% local appreciation)).
• Marshall County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $138,541
• List price: $130,000
• Delta: -6.16%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 S Center St	0.00mi	3/2.0	1,372 (0%)	0mo	$130,000	$95	96
92 S Center St	0.04mi	3/2.0	1,372 (0%)	13mo	$137,000	$100	83
38 Elm St	0.18mi	3/1.5	1,357 (-1%)	12mo	$145,000	$107	78

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

Projected returns pro-forma

8.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.98×
• Total profit: $72,138
• Equity at exit: $103,314

10-year hold

• IRR: 23.8%
• Equity multiple: 6.46×
• Total profit: $198,919
• Equity at exit: $209,576

Cash invested: $36,400 (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 38659

• Home prices YoY: 4.0%
• Active inventory: 17
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $225

Break-even live

Break-even rent $1,053

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $299	-5% $262	+0% $225	+5% $188	+10% $151
Rent	-10% $119	-5% $172	+0% $225	+5% $278	+10% $331
Rate	-1.0pp $290	-0.5pp $258	base $225	+0.5pp $191	+1.0pp $157

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   status Pending 232-char remark

   Show marketing remark (232 chars)

   3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

2. 2026-03-03
   status Active 232-char remark

   Show marketing remark (232 chars)

   3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

3. 2026-03-03
   price $130,000 232-char remark

   Show marketing remark (232 chars)

   3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

4. 2026-03-02
   historical 232-char remark

   Show marketing remark (232 chars)

   3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

5. 2026-01-13
   price $139,000 232-char remark

   Show marketing remark (232 chars)

   3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

6. 2025-11-23
   price $144,900 232-char remark

   Show marketing remark (232 chars)

   3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

7. 2025-11-19
   price $149,900 232-char remark

   Show marketing remark (232 chars)

   3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

8. 2025-11-06
   price $155,000 232-char remark

   Show marketing remark (232 chars)

   3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

9. 2025-09-02
   listed $160,000 Active 232-char remark

   Show marketing remark (232 chars)

   3 bedroom, 2 bath home in small country town with its own local schools. Home has central heat and air, attached carport and is ready for the first time buyer to move in or for an investor to put on rental market. Come take a look!

10. 2024-07-01
    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: $1,148 · $96/mo
• Projected year-2 tax: $1,148 · $96/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

• 🌡 Heat 7/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,049
• − Mortgage interest: −$7,282
• − Property taxes: −$1,148
• − Insurance: −$650
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,782
• Taxable income: $619
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,551/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: Marshall County School District
• NCES district ID: 2802850
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $39,333
• Composite: 18.11/100
• National rank: #8970
• State rank: #87 of 130 in MS

Livability — Potts Camp

• Score: 60/100
• State rank: #213
• US rank: #18819

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: Potts Camp, MS
• Population (ZIP): 2,117

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,542 people
• By 2030: 31,983 · -4.6%
• By 2040: 28,556 · -14.9%
• By 2050: 25,352 · -24.4%
• By 2075: 20,032 · -40.3%
• By 2100: 16,738 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 7% Black 6%
• Hispanic origin (detail): Mexican 1% Cuban 5%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marshall

• 2024 margin: Lean R (+7.3) · D 46.0% · R 53.2%
• 2008→2024 swing: -25.5pp toward R · 2008: 18.2pp · 2024: -7.3pp
• All cycles: 2024: R+7.3 2020: D+3.1 2016: D+9.7 2012: D+19.4 2008: D+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.51%
• Current HPI: 218.406
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-18.8% since first listed

10 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-03-03 Relisted — MLSU
• 2026-03-03 Price Changed $130,000 MLSU
• 2026-03-02 Listing Removed — MLSU
• 2026-01-13 Price Changed $139,000 MLSU
• 2025-11-23 Price Changed $144,900 MLSU
• 2025-11-19 Price Changed $149,900 MLSU
• 2025-11-06 Price Changed $155,000 MLSU
• 2025-09-02 Listed $160,000 MLSU
• 2024-07-01 Sold (Public Records) — Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,148 · -35.6% YoY. Source: county tax records.