1014 Polk St · Tupelo, MS 38801

$225,000

4 bd · 1.0 ba · 2,120 sqft · SingleFamily public records · 19 Days on market

Built 1969 0.49 ac lot Est $176k · 28% over

---

Why this score? — see what drove the D- 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 +14.6/30.0
• DSCR +4.5/10.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained, move-in ready, brick ranch - 4 BR / 3 BA with beautiful park-like backyard. Great split bedroom plan with two bedrooms with ensuite bathrooms. The spacious kitchen is great for entertaining! Cozy up to the fireplace in the den with fabulous built-ins! New paint throughout and new flooring! All info subject to verification. Agents see private remarks.

Key facts

• Park-like backyard
• Breakfast room
• Ensuite bathrooms

Tags

• PARK-LIKE BACKYARD
• ENSUITE BATHROOMS
• COZY LIVING SPACES
• FIREPLACE
• BUILT-INS
• BREAKFAST ROOM

Property features AI

Finance

• Financial info: Annual property tax: $974.34

Exterior

• Home design: Single-family residence; Traditional style; Single-story
• Exterior features: Lot dimensions approximately 100 x 215; Located in the Lee Acres subdivision

Interior

• Kitchen: Includes dishwasher, range, refrigerator
• Bedrooms: Total rooms: 7
• Bathrooms: 3 full bathrooms
• Interior features: Dishwasher; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $55 ($664/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (20.7% below list).
• Recommended offer: $179k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities D+, employment D+, crime F.
• Tupelo Public School District (town): math 46% / reading 42% proficiency, ranked #28 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parkway Elementary School (452 students, 99% FRL); Tupelo Middle School (math 51% / reading 40%, grade D+, #41 of 179 statewide, top 23%, 1,080 students, 100% FRL); Tupelo High School (math 32% / reading 41%, grade F, #63 of 197 statewide, top 32%, 2,001 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.3%/yr); 236 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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.
• Current owner paid $135k; list at $225k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,502 (20.7% below list)

Questions for the listing agent

1. Built in 1969 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $175,960
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Polk St	0.05mi	3/2.0 (-1)	1,941 (-8%)	21mo	$189,504	$98	57
1009 Monroe St	0.42mi	4/2.0	2,249 (+6%)	16mo	$137,000	$61	53
1104 President St	0.24mi	4/2.0	1,878 (-11%)	23mo	$150,000	$80	46
1013 Eisenhower Dr	0.23mi	3/2.0 (-1)	1,815 (-14%)	18mo	$205,000	$113	41
900 Ashley Ln	0.65mi	4/3.0	2,224 (+5%)	18mo	$185,000	$83	38
1304 Van Buren Ave	0.40mi	3/2.0 (-1)	1,854 (-12%)	21mo	$70,000	$38	34
1004 Nixon Dr	0.75mi	4/2.0	2,386 (+12%)	20mo	$247,500	$104	23

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

Projected returns pro-forma

-3.0% appreciation · 7.3% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.60×
• Total profit: $-24,977
• Equity at exit: $33,548

10-year hold

• IRR: 3.5%
• Equity multiple: 1.29×
• Total profit: $18,529
• Equity at exit: $19,454

Cash invested: $63,000 (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 38801

• Home prices YoY: -20.7%
• Rents YoY: 7.3%
• Active inventory: 236
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $55

Break-even live

Break-even rent $1,715

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $183	-5% $119	+0% $55	+5% $-8	+10% $-72
Rent	-10% $-86	-5% $-15	+0% $55	+5% $126	+10% $196
Rate	-1.0pp $169	-0.5pp $113	base $55	+0.5pp $-3	+1.0pp $-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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Shady Wood Dr Tupelo, MS	4.0	3.0	3000	$2,495	$0.83	45d	1	1.09mi

Listing history 15 events

1. 2026-06-12
   statusdays on market $225,000 Pending 19 DOM
2. 2026-06-09
   days on market $225,000 Active 18 DOM
3. 2026-06-08
   days on market $225,000 Active 17 DOM
4. 2026-06-07
   days on market $225,000 Active 16 DOM
5. 2026-06-05
   days on market $225,000 Active 13 DOM
6. 2026-06-03
   days on market $225,000 Active 12 DOM
7. 2026-06-02
   days on market $225,000 Active 11 DOM
8. 2026-06-01
   days on market $225,000 Active 10 DOM
9. 2026-05-31
   days on market $225,000 Active 9 DOM
10. 2026-05-30
    days on market $225,000 Active 8 DOM
11. 2026-05-22
    listed $225,000 Active
12. 2018-06-04
    soldstatus 369-char remark

    Show marketing remark (369 chars)

    Well-maintained, move-in ready, brick ranch - 4 BR / 3 BA with beautiful park-like backyard. Great split bedroom plan with two bedrooms with ensuite bathrooms. The spacious kitchen is great for entertaining! Cozy up to the fireplace in the den with fabulous built-ins! New paint throughout and new flooring! All info subject to verification. Agents see private remarks.

13. 2018-06-04
    soldstatus $135,000

    Show marketing remark (369 chars)

    Well-maintained, move-in ready, brick ranch - 4 BR / 3 BA with beautiful park-like backyard. Great split bedroom plan with two bedrooms with ensuite bathrooms. The spacious kitchen is great for entertaining! Cozy up to the fireplace in the den with fabulous built-ins! New paint throughout and new flooring! All info subject to verification. Agents see private remarks.

14. 2018-06-04
    soldstatus $139,000

    Show marketing remark (369 chars)

    Well-maintained, move-in ready, brick ranch - 4 BR / 3 BA with beautiful park-like backyard. Great split bedroom plan with two bedrooms with ensuite bathrooms. The spacious kitchen is great for entertaining! Cozy up to the fireplace in the den with fabulous built-ins! New paint throughout and new flooring! All info subject to verification. Agents see private remarks.

15. 2018-04-27
    listed $139,900 369-char remark

    Show marketing remark (369 chars)

    Well-maintained, move-in ready, brick ranch - 4 BR / 3 BA with beautiful park-like backyard. Great split bedroom plan with two bedrooms with ensuite bathrooms. The spacious kitchen is great for entertaining! Cozy up to the fireplace in the den with fabulous built-ins! New paint throughout and new flooring! All info subject to verification. Agents see private remarks.

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$803/yr (+$67/mo · 82.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,420
• − Mortgage interest: −$12,603
• − Property taxes: −$974
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$6,545
• Taxable loss: −$3,255
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $1,445/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: Tupelo Public School District
• NCES district ID: 2804320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $44,002
• Composite: 37.26/100
• National rank: #4456
• State rank: #28 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, MS
• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 29,858
• Household income: $62,946
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 890.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.12%
• Current HPI: 173.1355
• Rent YoY: ▲ 7.30%
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+60.8% since first listed

5 events — show timeline

• 2026-05-22 Listed $225,000 NEMSBD
• 2018-06-04 Sold (Public Records) $139,000 Public Records
• 2018-06-04 Sold (Public Records) $135,000 Public Records
• 2018-06-04 Sold (MLS) — NEMSBD
• 2018-04-27 Listed $139,900 NEMSBD

Property tax history

+8.7%/yr

Latest (2025): $974 · -42.0% YoY. Source: county tax records.