4837 Highway 589 · Sumrall, MS 39482

$169,500

3 bd · 2.0 ba · 1,316 sqft · Other public records · 134 Days on market

Built 1950 0.67 ac lot $129/sqft · 34% below area Est $255k · 34% under ↓ 15% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice and well maintained 3Br-2Bath home sitting on a spacious .67 Acre lot and located in the heart of Sumrall on Hwy 589! Excellent location in walking distance to downtown Sumrall for easy access to shopping and restaurants! New roof, plumbing, and deck out back overlooking the huge back yard! Storage building/workshop out back as well! Sumrall Schools and a must see offered at a great price!

Key facts

• New plumbing
• Storage building
• Spacious lot

Tags

• SPACIOUS LOT
• EXCELLENT LOCATION
• NEW ROOF
• NEW PLUMBING
• NEW DECK
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $134 ($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 $148k (12.5% below list).
• Recommended offer: $148k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.9% in Sumrall — 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 79/100 on livability (#7 in MS, #2,313 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 150 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 45 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

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.
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,250 (12.5% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.87% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $255,239
• List price: $169,500
• Delta: -33.59%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-19,003
• Equity at exit: $25,273

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-5,817
• Equity at exit: $14,655

Cash invested: $47,460 (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 39482

• Active inventory: 150
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $134

Break-even live

Break-even rent $1,313

Max offer price $169,500

Occupancy floor 86%

Sensitivity live

Price	-10% $230	-5% $182	+0% $134	+5% $86	+10% $38
Rent	-10% $17	-5% $75	+0% $134	+5% $192	+10% $251
Rate	-1.0pp $219	-0.5pp $177	base $134	+0.5pp $90	+1.0pp $45

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Rock Hill Rd Sumrall, MS	2.0	1.0	1100	$1,250	$1.14	22d	1	0.61mi
1007 Highway 42 Sumrall, MS	3.0	2.0	1600	$1,750	$1.09	44d	1	0.69mi

Listing history 32 events

1. 2026-06-19
   days on market $169,500 Active 134 DOM
2. 2026-06-18
   days on market $169,500 Active 133 DOM
3. 2026-06-17
   days on market $169,500 Active 132 DOM
4. 2026-06-16
   days on market $169,500 Active 131 DOM
5. 2026-06-15
   days on market $169,500 Active 130 DOM
6. 2026-06-14
   days on market $169,500 Active 128 DOM
7. 2026-06-13
   days on market $169,500 Active 127 DOM
8. 2026-06-10
   days on market $169,500 Active 125 DOM
9. 2026-06-09
   days on market $169,500 Active 124 DOM
10. 2026-06-08
    days on market $169,500 Active 123 DOM
11. 2026-06-07
    days on market $169,500 Active 122 DOM
12. 2026-06-05
    days on market $169,500 Active 119 DOM
13. 2026-06-02
    days on market $169,500 Active 117 DOM
14. 2026-06-01
    days on market $169,500 Active 116 DOM
15. 2026-05-31
    days on market $169,500 Active 115 DOM
16. 2026-05-30
    days on market $169,500 Active 114 DOM
17. 2026-03-31
    status Active 402-char remark

    Show marketing remark (403 chars)

    Very nice and well maintained 3Br-2Bath home sitting on a spacious . 67 Acre lot and located in the heart of Sumrall on Hwy 589! Excellent location in walking distance to downtown Sumrall for easy access to shopping and restaurants! New roof, plumbing, and deck out back overlooking the huge back yard! Storage building/workshop out back as well! Sumrall Schools and a must see offered at a great price!

18. 2026-03-31
    status Active 403-char remark

    Show marketing remark (403 chars)

    Very nice and well maintained 3Br-2Bath home sitting on a spacious . 67 Acre lot and located in the heart of Sumrall on Hwy 589! Excellent location in walking distance to downtown Sumrall for easy access to shopping and restaurants! New roof, plumbing, and deck out back overlooking the huge back yard! Storage building/workshop out back as well! Sumrall Schools and a must see offered at a great price!

19. 2026-02-28
    status Pending 403-char remark

    Show marketing remark (402 chars)

    Very nice and well maintained 3Br-2Bath home sitting on a spacious .67 Acre lot and located in the heart of Sumrall on Hwy 589! Excellent location in walking distance to downtown Sumrall for easy access to shopping and restaurants! New roof, plumbing, and deck out back overlooking the huge back yard! Storage building/workshop out back as well! Sumrall Schools and a must see offered at a great price!

20. 2026-02-28
    status Pending 402-char remark

    Show marketing remark (402 chars)

    Very nice and well maintained 3Br-2Bath home sitting on a spacious .67 Acre lot and located in the heart of Sumrall on Hwy 589! Excellent location in walking distance to downtown Sumrall for easy access to shopping and restaurants! New roof, plumbing, and deck out back overlooking the huge back yard! Storage building/workshop out back as well! Sumrall Schools and a must see offered at a great price!

21. 2026-01-05
    listed $169,500 Active 403-char remark

    Show marketing remark (402 chars)

    Very nice and well maintained 3Br-2Bath home sitting on a spacious .67 Acre lot and located in the heart of Sumrall on Hwy 589! Excellent location in walking distance to downtown Sumrall for easy access to shopping and restaurants! New roof, plumbing, and deck out back overlooking the huge back yard! Storage building/workshop out back as well! Sumrall Schools and a must see offered at a great price!

22. 2026-01-05
    listed $169,500 Active 402-char remark

    Show marketing remark (402 chars)

    Very nice and well maintained 3Br-2Bath home sitting on a spacious .67 Acre lot and located in the heart of Sumrall on Hwy 589! Excellent location in walking distance to downtown Sumrall for easy access to shopping and restaurants! New roof, plumbing, and deck out back overlooking the huge back yard! Storage building/workshop out back as well! Sumrall Schools and a must see offered at a great price!

23. 2025-11-25
    historical
24. 2025-10-28
    price $179,900
25. 2025-10-28
    price $179,900
26. 2025-09-18
    price $187,500
27. 2025-09-18
    price $187,500
28. 2025-07-16
    price $192,500
29. 2025-07-16
    price $192,500
30. 2025-05-25
    listed $199,500 Active
31. 2025-05-25
    listed $199,500 Active
32. 2004-03-22
    soldstatus

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$405/yr (+$34/mo · 43.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $17,790
• − Mortgage interest: −$9,495
• − Property taxes: −$934
• − Insurance: −$848
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,931
• Taxable loss: −$1,264
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,909/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Sumrall

• Score: 79/100
• State rank: #7
• US rank: #2313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sumrall, MS
• Population (ZIP): 11,966

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 10% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 8% Lithuanian 1% Portuguese 1%
• Foreign-born: 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.94%
• Current HPI: 170.879
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.0% since first listed

16 events — show timeline

• 2026-03-31 Relisted — MLSU
• 2026-03-31 Relisted — HAAR
• 2026-02-28 Pending — HAAR
• 2026-02-28 Pending — MLSU
• 2026-01-05 Listed $169,500 HAAR
• 2026-01-05 Listed $169,500 MLSU
• 2025-11-25 Listing Removed — MLSU
• 2025-10-28 Price Changed $179,900 HAAR
• 2025-10-28 Price Changed $179,900 MLSU
• 2025-09-18 Price Changed $187,500 HAAR
• 2025-09-18 Price Changed $187,500 MLSU
• 2025-07-16 Price Changed $192,500 HAAR
• 2025-07-16 Price Changed $192,500 MLSU
• 2025-05-25 Listed $199,500 HAAR
• 2025-05-25 Listed $199,500 MLSU
• 2004-03-22 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $934 · +3.2% YoY. Source: county tax records.