50 CR 187 · Iuka, MS 38852

$114,700

4 bd · 1.0 ba · 2,152 sqft · SingleFamily public records

Built 1971 1.00 ac lot

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 1 acre lot
• Built 1971

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 63/100 on livability (#150 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools D, amenities F, commute F.
• Tishomingo County Sp Mun School District (rural): math 37% / reading 39% proficiency, ranked #49 of 130 in MS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 1 units permitted in Tishomingo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $793 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tishomingo County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $114,700

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,684
• Equity at exit: $17,102

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $13,830
• Equity at exit: $9,917

Cash invested: $32,116 (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 38852

• Home prices YoY: -18.5%
• Active inventory: 200
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$601
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $218

Break-even live

Break-even rent $970

Max offer price $114,700

Occupancy floor 77%

Sensitivity live

Price	-10% $283	-5% $251	+0% $218	+5% $186	+10% $153
Rent	-10% $120	-5% $169	+0% $218	+5% $267	+10% $317
Rate	-1.0pp $276	-0.5pp $247	base $218	+0.5pp $189	+1.0pp $158

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: $28,675
• Closing costs: $3,441
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-06-01
   listed $114,700 Pending

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $14,959
• − Mortgage interest: −$6,425
• − Property taxes: −$1,407
• − Insurance: −$574
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,337
• Taxable income: $823
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,421/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: Tishomingo County Sp Mun School District
• NCES district ID: 2804260
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $33,342
• Composite: 31.24/100
• National rank: #6032
• State rank: #49 of 130 in MS

Livability — Iuka

• Score: 63/100
• State rank: #150
• US rank: #15205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,719

Population outlook (Tishomingo County) Hauer SSP2

• Today (2025): 19,535 people
• By 2030: 19,442 · -0.5%
• By 2040: 19,099 · -2.2%
• By 2050: 18,422 · -5.7%
• By 2075: 16,784 · -14.1%
• By 2100: 13,791 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Black 1% Native American 1%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tishomingo

• 2024 margin: Solid R (+78.9) · D 10.2% · R 89.1%
• 2008→2024 swing: -28.0pp toward R · 2008: -50.9pp · 2024: -78.9pp
• All cycles: 2024: R+78.9 2020: R+75.2 2016: R+73.7 2012: R+56.6 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.86%
• Current HPI: 189.0227
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2022-02-02 Delisted — NEMSBD
• 2022-01-12 Listed $114,700 NEMSBD

Property tax history

+13.9%/yr

Latest (2025): $1,407 · +16.4% YoY. Source: county tax records.