1011 Coolidge Street St · Tupelo, MS 38801

$195,000

3 bd · 1.0 ba · 2,062 sqft · SingleFamily public records · 61 Days on market

Built 1970 0.34 ac lot $95/sqft · at area comps Est $203k · at est. ↓ 11% since listing

---

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 +18.0/30.0
• ARV discount +9.2/15.0
• DSCR +5.6/10.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bed 2 bath ranch style home in the Tupelo Public School District offering vintage character and a comfortable one level living. Features include a sunroom with a built in bar, a storage building, and a detached garage that could be used as a workshop. Convenient location near schools, shopping, and dining. Great opportunity to make it your own. Seller s offering $4,000 in concessions to the buyer.

Key facts

• 0.34 acre lot
• Built 1970
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $168k (13.9% below list).
• Recommended offer: $168k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, amenities D+, employment D+.
• Tupelo Public School District (town): math 46% / reading 42% proficiency, ranked #28 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.3%/yr); 235 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).
• This rent runs 32% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $167,929 (13.9% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.86% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $202,864
• List price: $195,000
• Delta: -3.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Polk St	0.23mi	3/2.0	1,941 (-6%)	21mo	$189,504	$98	58
1009 Monroe St	0.17mi	4/2.0 (+1)	2,249 (+9%)	16mo	$137,000	$61	54
1304 Van Buren Ave	0.48mi	3/2.0	1,854 (-10%)	21mo	$70,000	$38	39
1013 Eisenhower Dr	0.49mi	3/2.0	1,815 (-12%)	18mo	$205,000	$113	38
1104 President St	0.46mi	4/2.0 (+1)	1,878 (-9%)	23mo	$150,000	$80	35
900 Ashley Ln	0.73mi	4/3.0 (+1)	2,224 (+8%)	18mo	$185,000	$83	25

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 · 7.3% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.75×
• Total profit: $-13,406
• Equity at exit: $29,075

10-year hold

• IRR: 7.4%
• Equity multiple: 1.65×
• Total profit: $35,733
• Equity at exit: $16,860

Cash invested: $54,600 (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 38801

• Home prices YoY: -20.7%
• Rents YoY: 7.3%
• Active inventory: 235
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $168

Break-even live

Break-even rent $1,467

Max offer price $195,000

Occupancy floor 85%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Shady Wood Dr Tupelo, MS	4.0	3.0	3000	$2,495	$0.83	44d	1	0.88mi

Listing history 20 events

1. 2026-06-19
   days on market $195,000 Active 61 DOM
2. 2026-06-18
   days on market $195,000 Active 60 DOM
3. 2026-06-17
   days on market $195,000 Active 59 DOM
4. 2026-06-16
   days on market $195,000 Active 58 DOM
5. 2026-06-15
   days on market $195,000 Active 57 DOM
6. 2026-06-14
   days on market $195,000 Active 55 DOM
7. 2026-06-12
   days on market $195,000 Active 54 DOM
8. 2026-06-09
   days on market $195,000 Active 51 DOM
9. 2026-06-08
   days on market $195,000 Active 50 DOM
10. 2026-06-07
    days on market $195,000 Active 49 DOM
11. 2026-06-05
    days on market $195,000 Active 46 DOM
12. 2026-06-03
    days on market $195,000 Active 45 DOM
13. 2026-06-02
    days on market $195,000 Active 44 DOM
14. 2026-06-01
    days on market $195,000 Active 43 DOM
15. 2026-05-31
    days on market $195,000 Active 42 DOM
16. 2026-05-30
    days on market $195,000 Active 41 DOM
17. 2026-05-05
    price $195,000 411-char remark

    Show marketing remark (411 chars)

    Charming 3 bed 2 bath ranch style home in the Tupelo Public School District offering vintage character and a comfortable one level living. Features include a sunroom with a built in bar, a storage building, and a detached garage that could be used as a workshop. Convenient location near schools, shopping, and dining. Great opportunity to make it your own. Seller s offering $4,000 in concessions to the buyer.

18. 2026-05-04
    status Active 411-char remark

    Show marketing remark (411 chars)

    Charming 3 bed 2 bath ranch style home in the Tupelo Public School District offering vintage character and a comfortable one level living. Features include a sunroom with a built in bar, a storage building, and a detached garage that could be used as a workshop. Convenient location near schools, shopping, and dining. Great opportunity to make it your own. Seller s offering $4,000 in concessions to the buyer.

19. 2026-04-07
    price $209,000 411-char remark

    Show marketing remark (411 chars)

    Charming 3 bed 2 bath ranch style home in the Tupelo Public School District offering vintage character and a comfortable one level living. Features include a sunroom with a built in bar, a storage building, and a detached garage that could be used as a workshop. Convenient location near schools, shopping, and dining. Great opportunity to make it your own. Seller s offering $4,000 in concessions to the buyer.

20. 2026-03-26
    listed $220,000 Active 411-char remark

    Show marketing remark (411 chars)

    Charming 3 bed 2 bath ranch style home in the Tupelo Public School District offering vintage character and a comfortable one level living. Features include a sunroom with a built in bar, a storage building, and a detached garage that could be used as a workshop. Convenient location near schools, shopping, and dining. Great opportunity to make it your own. Seller s offering $4,000 in concessions to the buyer.

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $1,541 · $128/mo
• Expected delta: +$884/yr (+$74/mo · 134.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,151
• − Mortgage interest: −$10,923
• − Property taxes: −$657
• − Insurance: −$975
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$5,673
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $2,329/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: Tupelo Public School District
• NCES district ID: 2804320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $44,002
• Composite: 37.26/100
• National rank: #4456
• State rank: #28 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, MS
• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 29,858
• Household income: $62,946
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 890.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.12%
• Current HPI: 173.1355
• Rent YoY: ▲ 7.30%
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-11.4% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $195,000 NEMSBD
• 2026-05-04 Relisted — NEMSBD
• 2026-04-07 Price Changed $209,000 NEMSBD
• 2026-03-26 Listed $220,000 NEMSBD

Property tax history

-5.6%/yr

Latest (2025): $657 · +1.5% YoY. Source: county tax records.