489 Peyton Rd · Coldwater, MS 38618

$150,000

3 bd · 3.0 ba · 2,829 sqft · SingleFamily public records · 145 Days on market

Built 1910 0.53 ac lot $53/sqft · 9% below area Est $223k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Appreciation +5.2/10.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

This massive, 3842 sq ft, beautiful home is being sold ''AS IS''. It is a fixer upper. It sits on a corner lot and is minutes from downtown Coldwater. Built in 1910, this spacious home could be a single family or multi family home. Enormous rooms with 24 foot ceilings, beautiful chandeliers and multiple fireplaces. House is large enough for very large family. GREAT INVESTMENT HOUSE -MOTIVATED SELLER

Key facts

• Multiple fireplaces
• Enormous rooms
• Corner lot

Tags

• CORNER LOT
• ENORMOUS ROOMS
• MULTIPLE FIREPLACES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $16 ($195/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 $128k (14.9% below list).
• Recommended offer: $128k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#135 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Tate County School District (rural): math 28% / reading 27% proficiency, ranked #74 of 130 in MS (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 73 active listings in the ZIP; 114 units permitted in Tate County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $568 appreciation (0.4% local appreciation)).
• Tate County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $60k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,610 (14.9% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
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: 0.85% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (median comp): $223,235
• List price: $150,000
• Delta: -32.81%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
282 Peyton Rd	0.21mi	4/2.0 (+1)	3,000 (+6%)	13mo	$299,500	$100	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-671
• Equity at exit: $46,416

10-year hold

• IRR: 4.9%
• Equity multiple: 1.56×
• Total profit: $23,483
• Equity at exit: $58,131

Cash invested: $42,000 (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 38618

• Home prices YoY: 0.2%
• Active inventory: 73
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $16

Break-even live

Break-even rent $1,256

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $101	-5% $59	+0% $16	+5% $-26	+10% $-69
Rent	-10% $-85	-5% $-34	+0% $16	+5% $67	+10% $117
Rate	-1.0pp $92	-0.5pp $54	base $16	+0.5pp $-23	+1.0pp $-62

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   statusdays on market $150,000 Pending 145 DOM
2. 2026-06-10
   days on market $150,000 Active 144 DOM
3. 2026-06-09
   days on market $150,000 Active 143 DOM
4. 2026-06-08
   days on market $150,000 Active 142 DOM
5. 2026-06-07
   days on market $150,000 Active 141 DOM
6. 2026-06-05
   days on market $150,000 Active 138 DOM
7. 2026-06-03
   days on market $150,000 Active 137 DOM
8. 2026-06-02
   days on market $150,000 Active 136 DOM
9. 2026-06-01
   days on market $150,000 Active 135 DOM
10. 2026-05-31
    days on market $150,000 Active 134 DOM
11. 2026-05-08
    price $150,000 402-char remark

    Show marketing remark (402 chars)

    This massive, 3842 sq ft, beautiful home is being sold ''AS IS''. It is a fixer upper. It sits on a corner lot and is minutes from downtown Coldwater. Built in 1910, this spacious home could be a single family or multi family home. Enormous rooms with 24 foot ceilings, beautiful chandeliers and multiple fireplaces. House is large enough for very large family. GREAT INVESTMENT HOUSE -MOTIVATED SELLER

12. 2026-01-17
    listed $210,000 Active 402-char remark

    Show marketing remark (402 chars)

    This massive, 3842 sq ft, beautiful home is being sold ''AS IS''. It is a fixer upper. It sits on a corner lot and is minutes from downtown Coldwater. Built in 1910, this spacious home could be a single family or multi family home. Enormous rooms with 24 foot ceilings, beautiful chandeliers and multiple fireplaces. House is large enough for very large family. GREAT INVESTMENT HOUSE -MOTIVATED SELLER

13. 2017-10-03
    historical
14. 2014-12-05
    listed $95,000
15. 2011-01-14
    historical
16. 2010-05-22
    listed $249,900
17. 2007-01-04
    soldstatus
18. 2006-12-29
    soldstatus
19. 2006-10-14
    listed $94,900

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $15,313
• − Mortgage interest: −$8,402
• − Property taxes: −$1,713
• − Insurance: −$750
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$4,364
• Taxable loss: −$2,366
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $763/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: Tate County School District
• NCES district ID: 2804230
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $41,975
• Composite: 23.38/100
• National rank: #7903
• State rank: #74 of 130 in MS

Livability — Coldwater

• Score: 64/100
• State rank: #135
• US rank: #14532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coldwater, MS
• Population (ZIP): 10,022

Population outlook (Tate County) Hauer SSP2

• Today (2025): 27,577 people
• By 2030: 26,872 · -2.6%
• By 2040: 25,319 · -8.2%
• By 2050: 23,590 · -14.5%
• By 2075: 19,500 · -29.3%
• By 2100: 15,468 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Tate

• 2024 margin: Solid R (+43.8) · D 27.6% · R 71.4%
• 2008→2024 swing: -22.8pp toward R · 2008: -20.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+34.5 2016: R+31.4 2012: R+18.4 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.38%
• Current HPI: 240.3401
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+58.1% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $150,000 MLSU
• 2026-01-17 Listed $210,000 MLSU
• 2017-10-03 Listing Removed — MLSU
• 2014-12-05 Listed $95,000 MLSU
• 2011-01-14 Listing Removed — MLSU
• 2010-05-22 Listed $249,900 MLSU
• 2007-01-04 Sold (Public Records) — Public Records
• 2006-12-29 Sold (MLS) — MLSU
• 2006-10-14 Listed $94,900 MLSU

Property tax history

+3.7%/yr

Latest (2025): $1,713 · +20.9% YoY. Source: county tax records.