108 E Mclaurin St · Sardis, MS 38666

$219,000

3 bd · 1.5 ba · 1,335 sqft · SingleFamily public records · 16 Days on market

Built 1970 0.43 ac lot

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great little house in downtown Sardis with newly remodeled baths! Located just two houses down from the Sardis Public Library, this home has had some really nice improvements and updates! The owners painted the interior, added new light fixtures, and beautifully remodeled both of the bathrooms! (See photos!) The home features a double carport with a storage room, a covered back porch, and a huge backyard where the sellers enjoyed lots of harvests from their beautiful garden. The kitchen and dining areas are tiled and are open to the living room, and the rest of the home is easy-care laminate. Take a stroll down the street and enjoy a production at the Panola Playhouse, plus dining and dessert at Sardis Steak & Seafood, TriBecca Allie, and Frog's Pearl Station!

Key facts

• Move-in ready
• Renovated
• Fenced backyard

Tags

• RENOVATED
• MOVE-IN READY
• SPACIOUS COVERED PATIO
• FENCED BACKYARD
• NEW HVAC SYSTEM
• TANKLESS WATER HEATER

Property features AI

Exterior

• Parking: Attached garage; 2-space carport; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single family residence (house); One story
• Construction: Brick construction; Composition roof; Slab foundation; Move-in ready
• Exterior features: Front porch; Back yard fencing (chain link); Fenced, rectangular lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Stainless steel appliances; Tankless water heater
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air conditioning (electric)
• Interior features: Ceiling fans; Crown molding; Eat-in kitchen; Open floor plan; Dead bolt locks
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $195k (11.0% below list).
• Recommended offer: $195k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#235 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D+, amenities F, commute F.
• North Panola School District (rural): math 2% / reading 8% proficiency, ranked #129 of 130 in MS (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Green Hill Intermediate (math 0% / reading 7%, grade F, #371 of 375 statewide, top 99%, 298 students, 100% FRL); North Panola Middle School (math 4% / reading 10%, grade F, #170 of 179 statewide, top 95%, 281 students, 100% FRL).
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

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.
• Panola County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $195,000 (11.0% below list)

Questions for the listing agent

1. Built in 1970 — 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 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?
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: 0.89% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $88,110
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 E E. Lee St	0.23mi	3/1.5	1,320 (-1%)	10mo	$60,000	$45	79
507 Franklin St	0.25mi	3/1.5	1,370 (+3%)	20mo	$90,000	$66	68
109 Hightower St	0.28mi	2/1.0 (-1)	1,216 (-9%)	8mo	$80,000	$66	58
218 E Edwin Cir	0.57mi	3/1.5	1,493 (+12%)	5mo	$165,000	$111	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-24,174
• Equity at exit: $32,654

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,660
• Equity at exit: $18,935

Cash invested: $61,320 (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 38666

• Home prices YoY: -8.3%
• Active inventory: 26
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $179

Break-even live

Break-even rent $1,724

Max offer price $219,000

Occupancy floor 86%

Sensitivity live

Price	-10% $303	-5% $241	+0% $179	+5% $117	+10% $55
Rent	-10% $25	-5% $102	+0% $179	+5% $256	+10% $333
Rate	-1.0pp $289	-0.5pp $234	base $179	+0.5pp $122	+1.0pp $64

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 E Lee St Sardis, MS	3.0	2.0	1530	$1,950	$1.27	25d	1	0.23mi

Listing history 12 events

1. 2026-06-21
   days on market $219,000 Active 16 DOM
2. 2026-06-19
   days on market $219,000 Active 14 DOM
3. 2026-06-18
   days on market $219,000 Active 13 DOM
4. 2026-06-17
   days on market $219,000 Active 12 DOM
5. 2026-06-16
   days on market $219,000 Active 11 DOM
6. 2026-06-15
   days on market $219,000 Active 10 DOM
7. 2026-06-14
   days on market $219,000 Active 8 DOM
8. 2026-06-12
   days on market $219,000 Active 7 DOM
9. 2026-06-09
   days on market $219,000 Active 4 DOM
10. 2026-06-08
    days on market $219,000 Active 3 DOM
11. 2026-06-07
    remarks 693-char remark
12. 2026-06-07
    listed $219,000 Active 2 DOM

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$264/yr (+$22/mo · 18.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $23,400
• − Mortgage interest: −$12,267
• − Property taxes: −$1,466
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,371
• Taxable loss: −$1,543
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $2,514/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: North Panola School District
• NCES district ID: 2803210
• Math proficiency: 2% ▼ -35.00%
• Reading proficiency: 8% ▼ -11.00%
• Median HH income: $32,344
• Composite: 3.77/100
• National rank: #10066
• State rank: #129 of 130 in MS

Livability — Sardis

• Score: 59/100
• State rank: #235
• US rank: #19654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sardis, MS
• Population (ZIP): 6,258

Population outlook (Panola County) Hauer SSP2

• Today (2025): 32,645 people
• By 2030: 31,477 · -3.6%
• By 2040: 28,894 · -11.5%
• By 2050: 26,108 · -20.0%
• By 2075: 19,292 · -40.9%
• By 2100: 12,787 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 42% Two or more races 4%
• Common ancestry: Lithuanian 3% Serbian 1% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Panola

• 2024 margin: R (+14.8) · D 42.0% · R 56.9% · Other 1.1%
• 2008→2024 swing: -21.4pp toward R · 2008: 6.5pp · 2024: -14.8pp
• All cycles: 2024: R+14.8 2020: R+4.2 2016: R+0.5 2012: D+8.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.45%
• Current HPI: 192.5985
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+265.0% since first listed

12 events — show timeline

• 2026-06-05 Listed $219,000 MLSU
• 2021-04-30 Sold (MLS) — NCMBR
• 2021-04-30 Sold (MLS) — MLSU
• 2021-03-09 Listed $139,000 NCMBR
• 2021-03-09 Listed $139,000 MLSU
• 2018-08-16 Sold (MLS) — NCMBR
• 2018-08-16 Sold (MLS) — MLSU
• 2018-07-09 Listed $78,000 NCMBR
• 2018-07-09 Listed $78,000 MLSU
• 2007-11-14 Sold (Public Records) — Public Records
• 2007-11-13 Sold (MLS) — MLSU
• 2007-08-24 Listed $60,000 MLSU

Property tax history

+5.1%/yr

Latest (2025): $1,466 · +30.1% YoY. Source: county tax records.