77 Old Levee Rd · Rena Lara, MS 38720

$59,000

1 bd · 1.0 ba · 1,288 sqft · SingleFamily · 181 Days on market

Built 1995 Fair condition 8,712 sqft lot ↓ 16% since listing

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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
• Appreciation +6.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0

Listing remarks MLS

DeSoto Lake River Camp Behind the Levee 77 DeSoto Lake Road (also known as 77 Old Levee Road) Alligator, Mississippi Designed with the outdoorsman in mind, this classic Delta river camp sits just behind the levee on high ground and offers quick access to prime fishing, boating, and waterfowl habitat. Located less than a quarter-mile from DeSoto Trail Landing, the property provides easy boat access to DeSoto Lake and the Mississippi River—ideal for fishermen, hunters, and those seeking a true Delta getaway. Property Overview • 2 lots • 2 bedrooms, 1 bathroom • Built in 1995 • Cabin-style home behind the levee • Metal roof • Cypress and cedar exterior • Beamed ceilings • Located on a hill area • Water source: well Interior Features • Kitchen overlooking a large, open living area—perfect for gathering after a day outdoors • Sunroom / sleeping porch off the living room, ideal for extra bunks during hunting season • Wood-burning stove for cozy winter evenings • Window units and space heaters for heating and cooling • Includes refrigerator and gas range • 5' x 2' Fortress safe included Outdoor Living • Back deck overlooking wooded surroundings with DeSoto Lake beyond it • Covered grilling area—great for fish fries, wild-game cookouts, and camp gatherings • Quiet, wooded setting offering privacy and a true camp atmosphere Storage & Extras • Approx. 300 sq ft storage building (25' x 12') • Storage shed with electric service • Ideal for boats, decoys, gear, tools, and outdoor equipment Location Highlights • Less than 1/5 mile to DeSoto Trail Landing boat launch • Direct access to DeSoto Lake, which connects to the Mississippi River • Excellent base for fishing, duck hunting, and river recreation • Approximately 2 miles from Rena Lara • Less than 15 miles to Clarksdale

Key facts

• Wood-burning stove
• Storage building
• Quiet wooded setting

Tags

• QUICK ACCESS TO PRIME FISHING
• WOOD-BURNING STOVE
• COVERED GRILLING AREA
• QUIET WOODED SETTING
• STORAGE BUILDING
• DIRECT ACCESS TO DESOTO LAKE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Coahoma County School District (rural): math 16% / reading 18% proficiency, ranked #103 of 130 in MS (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coahoma County Jr/Sr High School (math 11% / reading 15%, grade F, #155 of 197 statewide, top 80%, 516 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 4 active listings in the ZIP; 26 units permitted in Coahoma County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $1k appreciation (2.1% local appreciation)).
• Coahoma County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.61% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.77%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.58×
• Total profit: $26,125
• Equity at exit: $23,640

10-year hold

• IRR: 30.5%
• Equity multiple: 5.00×
• Total profit: $66,098
• Equity at exit: $34,328

Cash invested: $16,520 (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 38720

• Home prices YoY: 2.3%
• Active inventory: 4
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $341

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 59%

Sensitivity live

Price	-10% $382	-5% $361	+0% $341	+5% $321	+10% $300
Rent	-10% $266	-5% $304	+0% $341	+5% $378	+10% $416
Rate	-1.0pp $371	-0.5pp $356	base $341	+0.5pp $326	+1.0pp $310

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $59,000 Active 181 DOM
2. 2026-06-21
   days on market $59,000 Active 180 DOM
3. 2026-06-21
   days on market $59,000 Active 179 DOM
4. 2026-06-18
   days on market $59,000 Active 177 DOM
5. 2026-06-17
   days on market $59,000 Active 176 DOM
6. 2026-06-16
   days on market $59,000 Active 175 DOM
7. 2026-06-15
   days on market $59,000 Active 174 DOM
8. 2026-06-13
   days on market $59,000 Active 172 DOM
9. 2026-06-12
   days on market $59,000 Active 171 DOM
10. 2026-06-09
    days on market $59,000 Active 168 DOM
11. 2026-06-08
    days on market $59,000 Active 167 DOM
12. 2026-06-07
    days on market $59,000 Active 166 DOM
13. 2026-06-07
    days on market $59,000 Active 165 DOM
14. 2026-06-04
    days on market $59,000 Active 162 DOM
15. 2026-06-02
    days on market $59,000 Active 161 DOM
16. 2026-06-01
    days on market $59,000 Active 160 DOM
17. 2026-05-31
    days on market $59,000 Active 159 DOM
18. 2026-05-13
    price $59,000 2015-char remark

    Show marketing remark (2015 chars)

    DeSoto Lake River Camp Behind the Levee 77 DeSoto Lake Road (also known as 77 Old Levee Road) Alligator, Mississippi Designed with the outdoorsman in mind, this classic Delta river camp sits just behind the levee on high ground and offers quick access to prime fishing, boating, and waterfowl habitat. Located less than a quarter-mile from DeSoto Trail Landing, the property provides easy boat access to DeSoto Lake and the Mississippi River—ideal for fishermen, hunters, and those seeking a true Delta getaway. Property Overview • 2 lots • 2 bedrooms, 1 bathroom • Built in 1995 • Cabin-style home behind the levee • Metal roof • Cypress and cedar exterior • Beamed ceilings • Located on a hill area • Water source: well Interior Features • Kitchen overlooking a large, open living area—perfect for gathering after a day outdoors • Sunroom / sleeping porch off the living room, ideal for extra bunks during hunting season • Wood-burning stove for cozy winter evenings • Window units and space heaters for heating and cooling • Includes refrigerator and gas range • 5' x 2' Fortress safe included Outdoor Living • Back deck overlooking wooded surroundings with DeSoto Lake beyond it • Covered grilling area—great for fish fries, wild-game cookouts, and camp gatherings • Quiet, wooded setting offering privacy and a true camp atmosphere Storage & Extras • Approx. 300 sq ft storage building (25' x 12') • Storage shed with electric service • Ideal for boats, decoys, gear, tools, and outdoor equipment Location Highlights • Less than 1/5 mile to DeSoto Trail Landing boat launch • Direct access to DeSoto Lake, which connects to the Mississippi River • Excellent base for fishing, duck hunting, and river recreation • Approximately 2 miles from Rena Lara • Less than 15 miles to Clarksdale

19. 2026-01-28
    price $65,000 2015-char remark

    Show marketing remark (2015 chars)

    DeSoto Lake River Camp Behind the Levee 77 DeSoto Lake Road (also known as 77 Old Levee Road) Alligator, Mississippi Designed with the outdoorsman in mind, this classic Delta river camp sits just behind the levee on high ground and offers quick access to prime fishing, boating, and waterfowl habitat. Located less than a quarter-mile from DeSoto Trail Landing, the property provides easy boat access to DeSoto Lake and the Mississippi River—ideal for fishermen, hunters, and those seeking a true Delta getaway. Property Overview • 2 lots • 2 bedrooms, 1 bathroom • Built in 1995 • Cabin-style home behind the levee • Metal roof • Cypress and cedar exterior • Beamed ceilings • Located on a hill area • Water source: well Interior Features • Kitchen overlooking a large, open living area—perfect for gathering after a day outdoors • Sunroom / sleeping porch off the living room, ideal for extra bunks during hunting season • Wood-burning stove for cozy winter evenings • Window units and space heaters for heating and cooling • Includes refrigerator and gas range • 5' x 2' Fortress safe included Outdoor Living • Back deck overlooking wooded surroundings with DeSoto Lake beyond it • Covered grilling area—great for fish fries, wild-game cookouts, and camp gatherings • Quiet, wooded setting offering privacy and a true camp atmosphere Storage & Extras • Approx. 300 sq ft storage building (25' x 12') • Storage shed with electric service • Ideal for boats, decoys, gear, tools, and outdoor equipment Location Highlights • Less than 1/5 mile to DeSoto Trail Landing boat launch • Direct access to DeSoto Lake, which connects to the Mississippi River • Excellent base for fishing, duck hunting, and river recreation • Approximately 2 miles from Rena Lara • Less than 15 miles to Clarksdale

20. 2025-12-23
    listed $70,000 Active 2015-char remark

    Show marketing remark (2015 chars)

    DeSoto Lake River Camp Behind the Levee 77 DeSoto Lake Road (also known as 77 Old Levee Road) Alligator, Mississippi Designed with the outdoorsman in mind, this classic Delta river camp sits just behind the levee on high ground and offers quick access to prime fishing, boating, and waterfowl habitat. Located less than a quarter-mile from DeSoto Trail Landing, the property provides easy boat access to DeSoto Lake and the Mississippi River—ideal for fishermen, hunters, and those seeking a true Delta getaway. Property Overview • 2 lots • 2 bedrooms, 1 bathroom • Built in 1995 • Cabin-style home behind the levee • Metal roof • Cypress and cedar exterior • Beamed ceilings • Located on a hill area • Water source: well Interior Features • Kitchen overlooking a large, open living area—perfect for gathering after a day outdoors • Sunroom / sleeping porch off the living room, ideal for extra bunks during hunting season • Wood-burning stove for cozy winter evenings • Window units and space heaters for heating and cooling • Includes refrigerator and gas range • 5' x 2' Fortress safe included Outdoor Living • Back deck overlooking wooded surroundings with DeSoto Lake beyond it • Covered grilling area—great for fish fries, wild-game cookouts, and camp gatherings • Quiet, wooded setting offering privacy and a true camp atmosphere Storage & Extras • Approx. 300 sq ft storage building (25' x 12') • Storage shed with electric service • Ideal for boats, decoys, gear, tools, and outdoor equipment Location Highlights • Less than 1/5 mile to DeSoto Trail Landing boat launch • Direct access to DeSoto Lake, which connects to the Mississippi River • Excellent base for fishing, duck hunting, and river recreation • Approximately 2 miles from Rena Lara • Less than 15 miles to Clarksdale

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $11,373
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,716
• Taxable income: $3,352
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $3,288/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This cabin-style home requires significant repairs and updates to improve its condition and value. The exterior and interior need major attention, and the kitchen and bathrooms are dated. Upgrades to siding, roof, flooring, and interior finishes would significantly enhance its appeal and value.

Repairs flagged

• Major siding — Significant damage and wear
• Major roof — Exposed wood and potential rust
• Major flooring — Worn carpet in living areas
• Major interior walls — Worn paint and visible wear
• Minor kitchen cabinets — Standard cabinetry, but dated
• Minor bathroom fixtures — Standard fixtures, but dated

Value-add opportunities

• Resale new siding — Enhances curb appeal and value
• Resale new roof — Improves structural integrity and value
• Resale new flooring — Enhances living spaces and value
• Resale new paint — Refreshes interior and enhances value
• Resale new kitchen cabinets — Modernizes kitchen and enhances value
• Resale new bathroom fixtures — Modernizes bathrooms and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear	Major	$15,000–50,000
roof · Exposed wood and potential rust	Major	$15,000–50,000
flooring · Worn carpet in living areas	Major	$15,000–50,000
interior walls · Worn paint and visible wear	Major	$15,000–50,000
kitchen cabinets · Standard cabinetry, but dated	Minor	$500–3,000
bathroom fixtures · Standard fixtures, but dated	Minor	$500–3,000
Total estimated repair cost · 6 items		$61,000–206,000

Value-add ROI direction

• Resale new siding — Enhances curb appeal and value ↑
• Resale new roof — Improves structural integrity and value ↑
• Resale new flooring — Enhances living spaces and value ↑
• Resale new paint — Refreshes interior and enhances value ↑
• Resale new kitchen cabinets — Modernizes kitchen and enhances value ↑
• Resale new bathroom fixtures — Modernizes bathrooms and enhances value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Coahoma County School District
• NCES district ID: 2801110
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $27,590
• Composite: 13.28/100
• National rank: #9544
• State rank: #103 of 130 in MS

Livability — Rena Lara

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 549

Population outlook (Coahoma County) Hauer SSP2

• Today (2025): 21,158 people
• By 2030: 19,442 · -8.1%
• By 2040: 16,248 · -23.2%
• By 2050: 13,486 · -36.3%
• By 2075: 8,777 · -58.5%
• By 2100: 6,568 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 30% Two or more races 13% Hispanic / Latino 1%
• Common ancestry: Italian 13% Lithuanian 1% Scotch-Irish 1%

Political lean MEDSL · Coahoma

• 2024 margin: Solid D (+39.8) · D 69.4% · R 29.6% · Other 1.1%
• 2008→2024 swing: -4.5pp toward R · 2008: 44.3pp · 2024: 39.8pp
• All cycles: 2024: D+39.8 2020: D+42.9 2016: D+44.4 2012: D+50.3 2008: D+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.11%
• Current HPI: 92.5453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.7% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $59,000 MLSU
• 2026-01-28 Price Changed $65,000 MLSU
• 2025-12-23 Listed $70,000 MLSU