244 CR 5331 · Marietta, MS 38824

$155,000

3 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 142 Days on market

Built 1979 2.00 ac lot

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Why this score? — see what drove the D 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 +10.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

3 bedrooms, 1 bathroom in Prentiss County! Situated on 2.4 +/- acres, this is your chance to own your slice of paradise! Love to garden or spend time fishing? This property is the one for YOU! Featuring a mature garden and a pond as well as a storage shed AND a covered outdoor space! All information deemed reliable but subject to verification. Call for your appointment today!

Key facts

• Country living
• Large yard
• 2.4 acres

Tags

• 2.4 ACRES
• LARGE YARD
• COUNTRY LIVING

Property features AI

Exterior

• Home design: Single-family residence; Traditional style; Single-story
• Construction: Brick construction; Slab foundation
• Exterior features: 2.4-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Range; Refrigerator; Electric water heater; Total of 5 rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-76 ($-915/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (31.5% below list).
• Recommended offer: $106k (31.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#108 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Prentiss County School District (rural): math 38% / reading 39% proficiency, ranked #44 of 130 in MS (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hills Chapel School (math 33% / reading 44%, grade F, #130 of 375 statewide, top 35%, 424 students, 99% FRL); New Site High School (math 57% / reading 52%, grade C-, #10 of 197 statewide, top 5%, 254 students, 99% FRL) — zoned schools average 99% FRL vs 59% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 11 units permitted in Prentiss County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• Prentiss County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; major 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 $106,243 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.46×
• Total profit: $19,948
• Equity at exit: $76,300

10-year hold

• IRR: 10.0%
• Equity multiple: 2.62×
• Total profit: $70,286
• Equity at exit: $123,005

Cash invested: $43,400 (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 38824

• Home prices YoY: 2.4%
• Active inventory: 60
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-76

Break-even live

Break-even rent $1,159

Max offer price $141,537

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-32	+0% $-76	+5% $-120	+10% $-164
Rent	-10% $-160	-5% $-118	+0% $-76	+5% $-34	+10% $8
Rate	-1.0pp $2	-0.5pp $-37	base $-76	+0.5pp $-116	+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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-01
   remarks 452-char remark
2. 2026-06-01
   listed $155,000 Pending 142 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: $457 · $38/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$767/yr (+$64/mo · 167.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $12,749
• − Mortgage interest: −$8,682
• − Property taxes: −$457
• − Insurance: −$775
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$4,509
• Taxable loss: −$3,715
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $-23/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: Prentiss County School District
• NCES district ID: 2803750
• Math proficiency: 38% ▼ -19.00%
• Reading proficiency: 39% ▼ -14.00%
• Median HH income: $36,980
• Composite: 32.01/100
• National rank: #5829
• State rank: #44 of 130 in MS

Livability — Marietta

• Score: 65/100
• State rank: #108
• US rank: #12598

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): 7,900

Population outlook (Prentiss County) Hauer SSP2

• Today (2025): 25,348 people
• By 2030: 25,247 · -0.4%
• By 2040: 24,786 · -2.2%
• By 2050: 23,851 · -5.9%
• By 2075: 20,434 · -19.4%
• By 2100: 15,359 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 20% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 94% English-only · Chinese 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Prentiss

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.7%
• 2008→2024 swing: -23.2pp toward R · 2008: -42.8pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+58.3 2016: R+56.5 2012: R+42.4 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 159.5191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+3.3% since first listed

5 events — show timeline

• 2026-06-01 Pending — NEMSBD
• 2025-12-29 Price Changed $155,000 NEMSBD
• 2025-12-10 Listed $160,000 NEMSBD
• 2023-10-05 Sold (MLS) — NEMSBD
• 2023-07-13 Listed $150,000 NEMSBD

Property tax history

+0.0%/yr

Latest (2025): $457 · +0.0% YoY. Source: county tax records.