1012 County Road 54 · Myrtle, MS 38650

$55,000

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 2 Days on market

Built 1985

---

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
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor or first time opportunity! This 1985 Single wide sits on a beautiful 1 acre private lot in Myrtle. than 5 minutes from Myrtle School. Plenty of space for your kids and pets. It is 2 bedrooms , 2 baths. It needs a remodel / upgrade / facelift . Selling AS IS so you can make it your own! We know it needs work but we are busy so letting it go to someone else. No appliances included . It is livable as is right now. Renovation would only add beauty and value !

Key facts

• Private lot
• 1 acre
• Built 1985

Tags

• PRIVATE LOT
• 1 ACRE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $55k).

Location & tenants

• Location reads 65/100 on livability (#105 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Union County School District (rural): math 54% / reading 48% proficiency, ranked #13 of 130 in MS (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 17 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($380 loan paydown + $4k appreciation (7.9% local appreciation)).
• Union County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $55,000

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. 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.
3. 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.
4. 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: 1.74% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.70%
• DSCR: 2.50
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 4.24×
• Total profit: $49,886
• Equity at exit: $41,467

10-year hold

• IRR: 42.3%
• Equity multiple: 9.07×
• Total profit: $124,219
• Equity at exit: $82,011

Cash invested: $15,400 (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 38650

• Home prices YoY: 5.7%
• Active inventory: 32
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$12 /mo · $146/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $433

Break-even live

Break-even rent $410

Max offer price $55,000

Occupancy floor 50%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $55,000 Active 2 DOM
2. 2026-06-17
   remarks 468-char remark
3. 2026-06-17
   listed $55,000 Active 1 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: $146 · $12/mo
• Projected year-2 tax: $435 · $36/mo
• Expected delta: +$288/yr (+$24/mo · 196.7%)

ⓘ 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 ≥110°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: $11,485
• − Mortgage interest: −$3,081
• − Property taxes: −$146
• − Insurance: −$275
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$1,600
• Taxable income: $4,545
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $4,100/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: Union County School District
• NCES district ID: 2804350
• Math proficiency: 54% ▼ -15.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $37,935
• Composite: 42.49/100
• National rank: #3209
• State rank: #13 of 130 in MS

Livability — Myrtle

• Score: 65/100
• State rank: #105
• US rank: #12518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,072

Population outlook (Union County) Hauer SSP2

• Today (2025): 30,992 people
• By 2030: 32,294 · +4.2%
• By 2040: 34,789 · +12.3%
• By 2050: 36,987 · +19.3%
• By 2075: 40,835 · +31.8%
• By 2100: 40,538 · +30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 15%
• Common ancestry: Lithuanian 2% Iranian 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Union

• 2024 margin: Solid R (+70.1) · D 14.5% · R 84.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -49.9pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+64.8 2016: R+63.2 2012: R+51.0 2008: R+49.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.92%
• Current HPI: 146.3352
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-18 Listed $55,000 FSBO.com

Property tax history

+1.5%/yr

Latest (2025): $146 · +1.1% YoY. Source: county tax records.