93 Pat Leake Rd · Woodville, MS 39669

$110,000

3 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 186 Days on market

Built 1981 1.02 ac lot ↓ 8% 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 +22.9/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Located near HNF (Homochitto National Forest). This 3 bed / 1 bath home sits on a hill in Woodville, MS. It is blacktop accessible with a paved driveway, located approximately 2 miles from Highway 61. With some updates of your choice, this home would make a great rental property, first time home, hunting camp, etc. There are lots of cabinets in the kitchen giving you plenty of storage space. You will appreciate the large laundry room as well. A new septic tank was installed a year ago. The home has a metal roof. There is also a covered carport attached with room to add on if needed. Surrounded by woods, you can always enjoy the privacy, peace, and quiet that this place has to offer. Call today for your private showing! THE LISTING AGENT MAKES NO REPRESENTATIONS AND OR WARRANTIES, EXPRESSED OR IMPLIED, REGARDING THE PROPERTY'S CONDITION, SUITABILITY FOR A PARTICULAR PURPOSE, OR ANY OTHER ASPECT OF THE PROPERTY. THE BUYER IS ADVISED TO VERIFY ALL INFORMATION PROVIDED IN THE LISTING WITH THEIR OWN SOURCES.

Key facts

• Metal roof
• Covered carport
• Paved driveway

Tags

• PAVED DRIVEWAY
• LARGE LAUNDRY ROOM
• NEW SEPTIC TANK
• METAL ROOF
• COVERED CARPORT
• SURROUNDED BY WOODS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#104 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Wilkinson County School District (rural): math 4% / reading 11% proficiency, ranked #124 of 130 in MS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $6k appreciation (5.3% local appreciation)).
• Wilkinson County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.29×
• Total profit: $39,679
• Equity at exit: $64,428

10-year hold

• IRR: 19.7%
• Equity multiple: 4.52×
• Total profit: $108,391
• Equity at exit: $112,963

Cash invested: $30,800 (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 39669

• Home prices YoY: 6.4%
• Active inventory: 35
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $194

Break-even live

Break-even rent $921

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $256	-5% $225	+0% $194	+5% $163	+10% $132
Rent	-10% $102	-5% $148	+0% $194	+5% $240	+10% $286
Rate	-1.0pp $249	-0.5pp $222	base $194	+0.5pp $166	+1.0pp $137

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $110,000 Active 186 DOM
2. 2026-06-18
   days on market $110,000 Active 184 DOM
3. 2026-06-17
   days on market $110,000 Active 183 DOM
4. 2026-06-16
   days on market $110,000 Active 182 DOM
5. 2026-06-15
   days on market $110,000 Active 181 DOM
6. 2026-06-13
   days on market $110,000 Active 179 DOM
7. 2026-06-12
   days on market $110,000 Active 178 DOM
8. 2026-06-09
   days on market $110,000 Active 175 DOM
9. 2026-06-08
   days on market $110,000 Active 174 DOM
10. 2026-06-07
    days on market $110,000 Active 173 DOM
11. 2026-06-05
    days on market $110,000 Active 171 DOM
12. 2026-06-04
    days on market $110,000 Active 169 DOM
13. 2026-06-02
    days on market $110,000 Active 168 DOM
14. 2026-06-01
    days on market $110,000 Active 167 DOM
15. 2026-05-31
    days on market $110,000 Active 166 DOM
16. 2026-04-08
    price $110,000 1023-char remark

    Show marketing remark (1023 chars)

    Located near HNF (Homochitto National Forest). This 3 bed / 1 bath home sits on a hill in Woodville, MS. It is blacktop accessible with a paved driveway, located approximately 2 miles from Highway 61. With some updates of your choice, this home would make a great rental property, first time home, hunting camp, etc. There are lots of cabinets in the kitchen giving you plenty of storage space. You will appreciate the large laundry room as well. A new septic tank was installed a year ago. The home has a metal roof. There is also a covered carport attached with room to add on if needed. Surrounded by woods, you can always enjoy the privacy, peace, and quiet that this place has to offer. Call today for your private showing! THE LISTING AGENT MAKES NO REPRESENTATIONS AND OR WARRANTIES, EXPRESSED OR IMPLIED, REGARDING THE PROPERTY'S CONDITION, SUITABILITY FOR A PARTICULAR PURPOSE, OR ANY OTHER ASPECT OF THE PROPERTY. THE BUYER IS ADVISED TO VERIFY ALL INFORMATION PROVIDED IN THE LISTING WITH THEIR OWN SOURCES.

17. 2025-12-16
    listed $120,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    Located near HNF (Homochitto National Forest). This 3 bed / 1 bath home sits on a hill in Woodville, MS. It is blacktop accessible with a paved driveway, located approximately 2 miles from Highway 61. With some updates of your choice, this home would make a great rental property, first time home, hunting camp, etc. There are lots of cabinets in the kitchen giving you plenty of storage space. You will appreciate the large laundry room as well. A new septic tank was installed a year ago. The home has a metal roof. There is also a covered carport attached with room to add on if needed. Surrounded by woods, you can always enjoy the privacy, peace, and quiet that this place has to offer. Call today for your private showing! THE LISTING AGENT MAKES NO REPRESENTATIONS AND OR WARRANTIES, EXPRESSED OR IMPLIED, REGARDING THE PROPERTY'S CONDITION, SUITABILITY FOR A PARTICULAR PURPOSE, OR ANY OTHER ASPECT OF THE PROPERTY. THE BUYER IS ADVISED TO VERIFY ALL INFORMATION PROVIDED IN THE LISTING WITH THEIR OWN SOURCES.

18. 2003-12-22
    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: $1,254 · $105/mo
• Projected year-2 tax: $1,254 · $105/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $13,994
• − Mortgage interest: −$6,162
• − Property taxes: −$1,254
• − Insurance: −$550
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,200
• Taxable income: $589
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,188/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: Wilkinson County School District
• NCES district ID: 2804710
• Math proficiency: 4% ▼ -12.00%
• Reading proficiency: 11% ▼ -5.00%
• Median HH income: $29,558
• Composite: 5.57/100
• National rank: #10025
• State rank: #124 of 130 in MS

Livability — Woodville

• Score: 65/100
• State rank: #104
• US rank: #12514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,260

Population outlook (Wilkinson County) Hauer SSP2

• Today (2025): 7,916 people
• By 2030: 7,289 · -7.9%
• By 2040: 6,036 · -23.7%
• By 2050: 4,978 · -37.1%
• By 2075: 3,361 · -57.5%
• By 2100: 2,387 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Two or more races 3%
• Common ancestry: Lithuanian 3% Serbian 1%

Political lean MEDSL · Wilkinson

• 2024 margin: Strong D (+25.3) · D 62.0% · R 36.7% · Other 1.3%
• 2008→2024 swing: -13.1pp toward R · 2008: 38.4pp · 2024: 25.3pp
• All cycles: 2024: D+25.3 2020: D+34.5 2016: D+36.4 2012: D+39.3 2008: D+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.31%
• Current HPI: 88.8448
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

3 events — show timeline

• 2026-04-08 Price Changed $110,000 MLSU
• 2025-12-16 Listed $120,000 MLSU
• 2003-12-22 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,254 · +1.6% YoY. Source: county tax records.