123 Enoch Ave · Tupelo, MS 38801

$101,000

4 bd · 1.0 ba · 2,388 sqft · SingleFamily public records · 124 Days on market

Built 1952 0.48 ac lot $42/sqft · 51% below area

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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
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

US Dept. of HUD Owned. Case#281-526187. Equal Housing Opportunity. Sold As-Is. 4 bed/ 3 bath situated on a . 48 acre lot. Insured Escrow IE, 203K eligible, Subject to FHA Appraisal. Lead Base Paint addendum required. Buyers select closing Agent/Firm. Seller may contribute up to 3% for buyers closing costs upon buyer request. Buyers are responsible for verifying all square footage, taxes & schools before making an offer . Seller and seller's agents make no representations or warranties as to property condition.

Key facts

• 0.48 acre lot
• Built 1952
• Listed 124 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $101k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.

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: schools C-, amenities D+, employment D+.
• 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.
• Market conditions: Rents rising fast (+7.3%/yr); 236 active listings in the ZIP; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% 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 $698 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $74k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $101k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $88,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
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: 1.56% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.60%
• DSCR: 2.01
• GRM: 5.3

CMA / ARV

• ARV (median comp): $204,706
• List price: $101,000
• Delta: -50.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 1.87×
• Total profit: $24,695
• Equity at exit: $15,059

10-year hold

• IRR: 31.3%
• Equity multiple: 4.44×
• Total profit: $97,196
• Equity at exit: $8,733

Cash invested: $28,280 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$530
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $533

Break-even live

Break-even rent $901

Max offer price $101,000

Occupancy floor 61%

Sensitivity live

Price	-10% $590	-5% $561	+0% $533	+5% $504	+10% $475
Rent	-10% $408	-5% $470	+0% $533	+5% $595	+10% $657
Rate	-1.0pp $583	-0.5pp $558	base $533	+0.5pp $506	+1.0pp $480

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   statusdays on market $101,000 Pending 124 DOM
2. 2026-05-08
   status Active 521-char remark

   Show marketing remark (521 chars)

   US Dept. of HUD Owned. Case#281-526187. Equal Housing Opportunity. Sold As-Is. 4 bed/ 3 bath situated on a . 48 acre lot. Insured Escrow IE, 203K eligible, Subject to FHA Appraisal. Lead Base Paint addendum required. Buyers select closing Agent/Firm. Seller may contribute up to 3% for buyers closing costs upon buyer request. Buyers are responsible for verifying all square footage, taxes & schools before making an offer . Seller and seller's agents make no representations or warranties as to property condition.

3. 2026-03-11
   price $101,000 521-char remark

   Show marketing remark (521 chars)

   US Dept. of HUD Owned. Case#281-526187. Equal Housing Opportunity. Sold As-Is. 4 bed/ 3 bath situated on a . 48 acre lot. Insured Escrow IE, 203K eligible, Subject to FHA Appraisal. Lead Base Paint addendum required. Buyers select closing Agent/Firm. Seller may contribute up to 3% for buyers closing costs upon buyer request. Buyers are responsible for verifying all square footage, taxes & schools before making an offer . Seller and seller's agents make no representations or warranties as to property condition.

4. 2026-02-06
   price $126,000 521-char remark

   Show marketing remark (521 chars)

   US Dept. of HUD Owned. Case#281-526187. Equal Housing Opportunity. Sold As-Is. 4 bed/ 3 bath situated on a . 48 acre lot. Insured Escrow IE, 203K eligible, Subject to FHA Appraisal. Lead Base Paint addendum required. Buyers select closing Agent/Firm. Seller may contribute up to 3% for buyers closing costs upon buyer request. Buyers are responsible for verifying all square footage, taxes & schools before making an offer . Seller and seller's agents make no representations or warranties as to property condition.

5. 2026-01-06
   price $157,500 521-char remark

   Show marketing remark (521 chars)

   US Dept. of HUD Owned. Case#281-526187. Equal Housing Opportunity. Sold As-Is. 4 bed/ 3 bath situated on a . 48 acre lot. Insured Escrow IE, 203K eligible, Subject to FHA Appraisal. Lead Base Paint addendum required. Buyers select closing Agent/Firm. Seller may contribute up to 3% for buyers closing costs upon buyer request. Buyers are responsible for verifying all square footage, taxes & schools before making an offer . Seller and seller's agents make no representations or warranties as to property condition.

6. 2025-11-21
   listed $175,000 Active 521-char remark

   Show marketing remark (521 chars)

   US Dept. of HUD Owned. Case#281-526187. Equal Housing Opportunity. Sold As-Is. 4 bed/ 3 bath situated on a . 48 acre lot. Insured Escrow IE, 203K eligible, Subject to FHA Appraisal. Lead Base Paint addendum required. Buyers select closing Agent/Firm. Seller may contribute up to 3% for buyers closing costs upon buyer request. Buyers are responsible for verifying all square footage, taxes & schools before making an offer . Seller and seller's agents make no representations or warranties as to property condition.

7. 2022-04-01
   soldstatus 659-char remark

   Show marketing remark (659 chars)

   Tupelo - This approx 2400 sq ft ranch-style 4 bedroom/3 full bath brick home is located in the heart of Tupelo on a half acre. Massive fenced back yard, patio, two storage buildings, covered parking, and a like-new roof. The split floor plan has two master bedrooms, one being a full suite w/ a private entrance. The extra large living room has an incorporated dining area and built-in hutch, plus large windows that let in lots of natural light. Large bonus area would make a perfect office or playroom. Seller is offering a brand new refrigerator, stove and dishwasher with an acceptable offer! All info subject to verification. AGENTS see private remarks.

8. 2022-03-02
   listed $164,900 659-char remark

   Show marketing remark (659 chars)

   Tupelo - This approx 2400 sq ft ranch-style 4 bedroom/3 full bath brick home is located in the heart of Tupelo on a half acre. Massive fenced back yard, patio, two storage buildings, covered parking, and a like-new roof. The split floor plan has two master bedrooms, one being a full suite w/ a private entrance. The extra large living room has an incorporated dining area and built-in hutch, plus large windows that let in lots of natural light. Large bonus area would make a perfect office or playroom. Seller is offering a brand new refrigerator, stove and dishwasher with an acceptable offer! All info subject to verification. AGENTS see private remarks.

9. 2015-12-09
   soldstatus
10. 2015-12-09
    soldstatus $67,000
11. 2015-11-10
    listed $49,900
12. 2011-07-12
    soldstatus $67,000

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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 1/10 Low
• 🌡 Heat 7/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,901
• − Mortgage interest: −$5,658
• − Property taxes: −$1,680
• − Insurance: −$505
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$2,938
• Taxable income: $5,096
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $5,168/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

+50.7% since first listed

11 events — show timeline

• 2026-05-08 Relisted — NEMSBD
• 2026-03-11 Price Changed $101,000 NEMSBD
• 2026-02-06 Price Changed $126,000 NEMSBD
• 2026-01-06 Price Changed $157,500 NEMSBD
• 2025-11-21 Listed $175,000 NEMSBD
• 2022-04-01 Sold (MLS) — NEMSBD
• 2022-03-02 Listed $164,900 NEMSBD
• 2015-12-09 Sold (Public Records) $67,000 Public Records
• 2015-12-09 Sold (MLS) — NEMSBD
• 2015-11-10 Listed $49,900 NEMSBD
• 2011-07-12 Sold (Public Records) $67,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $1,680 · +0.5% YoY. Source: county tax records.