712 Cemetery Rd · Edwards, MS 39066

$74,999

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 25 Days on market

Built 1998 0.27 ac lot ↓ 17% 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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Affordable, move-in ready, and full of potential--this is the opportunity buyers have been waiting for. This cozy 2-bedroom, 1-bath home sits on a corner lot in the heart of Edwards and is perfect for a first-time buyer, downsizer, or investor looking for a solid rental. Inside, you'll find a functional layout with wood flooring, central heat and air, and a bright, comfortable living space. The kitchen includes an electric range and in-kitchen laundry for convenience. Everything is already in place--just move in or start generating income right away. Outside, the manageable lot gives you space without the upkeep, plus easy driveway parking and a generac generator for backup electricity. With low annual taxes and USDA eligibility, this property is positioned to sell quickly. Seller will NOT consider renting or owner financing of any kind. Homes at this price point don't last, so schedule your showing and secure it before it's gone.

Key facts

• Wood flooring
• Electric range
• Manageable lot

Tags

• CORNER LOT
• WOOD FLOORING
• CENTRAL HEAT AND AIR
• ELECTRIC RANGE
• IN-KITCHEN LAUNDRY
• MANAGEABLE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($822 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#236 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($518 loan paydown + $5k appreciation (6.8% local appreciation)).
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 25 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,874 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.59×
• Total profit: $33,441
• Equity at exit: $50,813

10-year hold

• IRR: 21.6%
• Equity multiple: 5.34×
• Total profit: $91,121
• Equity at exit: $95,491

Cash invested: $21,000 (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 39066

• Home prices YoY: 3.6%
• Active inventory: 10
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $822 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $131

Break-even live

Break-even rent $656

Max offer price $74,999

Occupancy floor 79%

Sensitivity live

Price	-10% $183	-5% $157	+0% $131	+5% $105	+10% $79
Rent	-10% $66	-5% $98	+0% $131	+5% $163	+10% $196
Rate	-1.0pp $169	-0.5pp $150	base $131	+0.5pp $111	+1.0pp $92

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-08
   status Pending 953-char remark

   Show marketing remark (953 chars)

   Affordable, move-in ready, and full of potential--this is the opportunity buyers have been waiting for. This cozy 2-bedroom, 1-bath home sits on a corner lot in the heart of Edwards and is perfect for a first-time buyer, downsizer, or investor looking for a solid rental. Inside, you'll find a functional layout with wood flooring, central heat and air, and a bright, comfortable living space. The kitchen includes an electric range and in-kitchen laundry for convenience. Everything is already in place--just move in or start generating income right away. Outside, the manageable lot gives you space without the upkeep, plus easy driveway parking and a generac generator for backup electricity. With low annual taxes and USDA eligibility, this property is positioned to sell quickly. Seller will NOT consider renting or owner financing of any kind. Homes at this price point don't last, so schedule your showing and secure it before it's gone.

2. 2026-04-13
   listed $74,999 Active 953-char remark

   Show marketing remark (953 chars)

   Affordable, move-in ready, and full of potential--this is the opportunity buyers have been waiting for. This cozy 2-bedroom, 1-bath home sits on a corner lot in the heart of Edwards and is perfect for a first-time buyer, downsizer, or investor looking for a solid rental. Inside, you'll find a functional layout with wood flooring, central heat and air, and a bright, comfortable living space. The kitchen includes an electric range and in-kitchen laundry for convenience. Everything is already in place--just move in or start generating income right away. Outside, the manageable lot gives you space without the upkeep, plus easy driveway parking and a generac generator for backup electricity. With low annual taxes and USDA eligibility, this property is positioned to sell quickly. Seller will NOT consider renting or owner financing of any kind. Homes at this price point don't last, so schedule your showing and secure it before it's gone.

3. 2025-09-21
   historical
4. 2025-09-05
   price $80,000
5. 2025-07-01
   listed $90,000 Active
6. 2000-12-13
   soldstatus
7. 1952-01-26
   soldstatus

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $9,859
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$789
• − Management: −$789
• − Depreciation: −$2,182
• Taxable income: $399
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $1,473/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Edwards

• Score: 59/100
• State rank: #236
• US rank: #19707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edwards, MS
• Population (ZIP): 4,486

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 30% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.76%
• Current HPI: 193.7841
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.7% since first listed

7 events — show timeline

• 2026-05-08 Pending — MLSU
• 2026-04-13 Listed $74,999 MLSU
• 2025-09-21 Listing Removed — MLSU
• 2025-09-05 Price Changed $80,000 MLSU
• 2025-07-01 Listed $90,000 MLSU
• 2000-12-13 Sold (Public Records) — Public Records
• 1952-01-26 Sold (Public Records) — Public Records