50 Asbury Dr · Starkville, MS 39759

$170,000

3 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 29 Days on market

Built 2008 8,276 sqft lot Est $198k · 14% under

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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 +21.2/30.0
• ARV discount +13.9/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A new home just in time for Christmas? Tired of paying rent? Take a look at this budget-friendly, 3 bedroom/3 bath home right outside the Starkville city limits at Wellington Place. Move-in ready. 15 minutes from campus. 5 minutes from Walmart and restaurants. Owner access to the clubhouse, swimming pool, and gym!

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 2008

Tags

• A RATED SCHOOL DISTRICT

Property features AI

Finance

• Other: Living area reported as 1,591 (source: public records); Lot around 0.19 acres
• Financial info: No financial details provided
• HOA & community: No HOA information specified

Exterior

• Parking: 2 parking spaces; Concrete parking surface
• Security: No security features specified
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family house; One level
• Construction: Vinyl siding; Brick veneer; Metal roof; Conventional foundation; Built in public-records year
• Exterior features: Porch; Rain gutters

Interior

• Kitchen: Microwave
• Bedrooms: Bedrooms not specified
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 3 bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Microwave; Porch; Rain gutters
• Laundry & utility: Common area laundry access; Electric dryer hookup; Washer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.2% in Starkville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#54 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, health & safety A-; Watch: schools F, amenities F, commute F.
• Market conditions: Rents rising (+4.0%/yr); 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Oktibbeha County in 2024 (12 in 5+ unit buildings).
• At $1,752/mo this rent would consume 45% of the median local household income ($46k/yr) (locally 3648% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Oktibbeha County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $130k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (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: 1.03% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $198,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Ashwood Dr	0.03mi	3/3.0	1,480 (0%)	1mo	$226,900	$153	90
52 Alpine Dr	0.08mi	3/3.0	1,480 (0%)	6mo	$199,000	$134	83
129 Alpine Dr	0.12mi	3/3.0	1,480 (0%)	12mo	$199,000	$134	76

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-10,140
• Equity at exit: $25,348

10-year hold

• IRR: 5.1%
• Equity multiple: 1.39×
• Total profit: $18,596
• Equity at exit: $14,698

Cash invested: $47,600 (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 39759

• Rents YoY: 4.0%
• Active inventory: 51
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $246

Break-even live

Break-even rent $1,440

Max offer price $170,000

Occupancy floor 81%

Sensitivity live

Price	-10% $342	-5% $294	+0% $246	+5% $198	+10% $150
Rent	-10% $108	-5% $177	+0% $246	+5% $315	+10% $385
Rate	-1.0pp $332	-0.5pp $289	base $246	+0.5pp $202	+1.0pp $157

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Player Ln Starkville, MS	1.0–2.0	1.0–2.0	818	$2,160	$2.64	45d	1	0.66mi

Listing history 14 events

1. 2026-06-12
   statusdays on market $170,000 Pending 29 DOM
2. 2026-06-09
   days on market $170,000 Active 27 DOM
3. 2026-06-08
   days on market $170,000 Active 26 DOM
4. 2026-06-07
   days on market $170,000 Active 25 DOM
5. 2026-06-05
   days on market $170,000 Active 22 DOM
6. 2026-06-03
   days on market $170,000 Active 21 DOM
7. 2026-06-02
   days on market $170,000 Active 20 DOM
8. 2026-06-01
   days on market $170,000 Active 19 DOM
9. 2026-05-31
   days on market $170,000 Active 18 DOM
10. 2026-05-30
    days on market $170,000 Active 17 DOM
11. 2026-05-13
    listed $170,000 Active
12. 2020-01-17
    soldstatus 315-char remark

    Show marketing remark (315 chars)

    A new home just in time for Christmas? Tired of paying rent? Take a look at this budget-friendly, 3 bedroom/3 bath home right outside the Starkville city limits at Wellington Place. Move-in ready. 15 minutes from campus. 5 minutes from Walmart and restaurants. Owner access to the clubhouse, swimming pool, and gym!

13. 2020-01-15
    soldstatus $129,900
14. 2019-11-04
    listed $135,000 315-char remark

    Show marketing remark (315 chars)

    A new home just in time for Christmas? Tired of paying rent? Take a look at this budget-friendly, 3 bedroom/3 bath home right outside the Starkville city limits at Wellington Place. Move-in ready. 15 minutes from campus. 5 minutes from Walmart and restaurants. Owner access to the clubhouse, swimming pool, and gym!

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $21,018
• − Mortgage interest: −$9,523
• − Property taxes: −$2,102
• − Insurance: −$850
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$4,945
• Taxable income: $235
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,898/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)

No district data.

Livability — Starkville

• Score: 69/100
• State rank: #54
• US rank: #8611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oktibbeha County · 42,783 people
• City population: 42,783
• Metro: Starkville, MS
• Population (ZIP): 42,783
• Household income: $46,398
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 3648.0

Population outlook (Oktibbeha County) Hauer SSP2

• Today (2025): 55,451 people
• By 2030: 59,182 · +6.7%
• By 2040: 66,259 · +19.5%
• By 2050: 73,899 · +33.3%
• By 2075: 96,183 · +73.5%
• By 2100: 111,630 · +101.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 37% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Oktibbeha

• 2024 margin: Toss-up / Even · D 49.0% · R 49.3% · Other 1.7%
• 2008→2024 swing: -0.3pp no change · 2008: 0.0pp · 2024: -0.3pp
• All cycles: 2024: R+0.3 2020: D+6.5 2016: D+1.1 2012: D+1.9 2008: D+0.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.72%
• Current HPI: 151.1722
• Rent YoY: ▲ 3.97%
• Metro: Starkville, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+25.9% since first listed

4 events — show timeline

• 2026-05-13 Listed $170,000 MLSU
• 2020-01-17 Sold (MLS) — NCMBR
• 2020-01-15 Sold (Public Records) $129,900 Public Records
• 2019-11-04 Listed $135,000 NCMBR

Property tax history

+4.5%/yr

Latest (2023): $2,102 · +0.0% YoY. Source: county tax records.