608 Maynard Dr · Tupelo, MS 38801

$145,000

4 bd · 1.0 ba · 1,531 sqft · SingleFamily public records · 44 Days on market

Built 1960 9,148 sqft lot $95/sqft · 6% above area Est $136k · 6% over

---

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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.6/10.0
• ARV discount +4.7/15.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4BR/2BA home features den, separate living area, covered patio, sprinkler system, storage shed, and fenced back yard. All info subject to verification.

Key facts

• Exterior storage
• Covered patio
• Fenced rear yard

Tags

• ORIGINAL HARDWOOD FLOORS
• COVERED PATIO
• FENCED REAR YARD
• EXTERIOR STORAGE

Property features AI

Finance

• Other: Lot dimensions approximately 80 x 118 (0.21 acre)

Exterior

• Parking: Attached carport
• Home design: Single-family residential; Located in the Meadowview subdivision
• Construction: Brick construction; Shingle roof; Built area approximately 1531
• Exterior features: Covered patio/porch

Interior

• Kitchen: Range
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Range (cooking appliance); Hardwood and tile flooring; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

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; 154 units permitted in Lee County in 2024 (24 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 $4k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (median comp): $136,459
• List price: $145,000
• Delta: 6.26%
• 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
606 Meeks St	0.10mi	3/2.0 (-1)	1,650 (+8%)	21mo	$167,000	$101	56
469 S Thomas St	0.36mi	4/2.0	1,490 (-3%)	24mo	$170,000	$114	55
517 Augusta	0.05mi	4/2.0	1,754 (+15%)	22mo	$62,000	$35	51
205 Government St	0.33mi	3/2.0 (-1)	1,712 (+12%)	23mo	$110,000	$64	37
2504 Ewell	0.51mi	3/2.0 (-1)	1,740 (+14%)	12mo	$170,000	$98	34
202 N Thomas St	0.66mi	3/2.0 (-1)	1,352 (-12%)	20mo	$144,500	$107	24

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-597
• Equity at exit: $21,620

10-year hold

• IRR: 13.2%
• Equity multiple: 2.26×
• Total profit: $51,258
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $250

Break-even live

Break-even rent $1,228

Max offer price $145,000

Occupancy floor 79%

Sensitivity live

Price	-10% $332	-5% $291	+0% $250	+5% $209	+10% $168
Rent	-10% $128	-5% $189	+0% $250	+5% $311	+10% $372
Rate	-1.0pp $323	-0.5pp $287	base $250	+0.5pp $212	+1.0pp $174

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $145,000 Active 44 DOM
2. 2026-06-18
   days on market $145,000 Active 43 DOM
3. 2026-06-17
   days on market $145,000 Active 42 DOM
4. 2026-06-16
   days on market $145,000 Active 41 DOM
5. 2026-06-15
   days on market $145,000 Active 40 DOM
6. 2026-06-14
   days on market $145,000 Active 38 DOM
7. 2026-06-12
   days on market $145,000 Active 37 DOM
8. 2026-06-09
   days on market $145,000 Active 34 DOM
9. 2026-06-08
   days on market $145,000 Active 33 DOM
10. 2026-06-07
    days on market $145,000 Active 32 DOM
11. 2026-06-05
    days on market $145,000 Active 29 DOM
12. 2026-06-03
    days on market $145,000 Active 28 DOM
13. 2026-06-02
    days on market $145,000 Active 27 DOM
14. 2026-06-01
    days on market $145,000 Active 26 DOM
15. 2026-05-31
    days on market $145,000 Active 25 DOM
16. 2026-05-30
    days on market $145,000 Active 24 DOM
17. 2026-05-08
    price $145,000 175-char remark
18. 2026-05-06
    listed $130,000 Active 175-char remark
19. 2016-12-16
    soldstatus 151-char remark

    Show marketing remark (151 chars)

    4BR/2BA home features den, separate living area, covered patio, sprinkler system, storage shed, and fenced back yard. All info subject to verification.

20. 2016-12-12
    soldstatus
21. 2016-09-15
    listed $65,000 151-char remark

    Show marketing remark (151 chars)

    4BR/2BA home features den, separate living area, covered patio, sprinkler system, storage shed, and fenced back yard. All info subject to verification.

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/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 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: $18,529
• − Mortgage interest: −$8,122
• − Property taxes: −$1,787
• − Insurance: −$725
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,218
• Taxable income: $712
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $2,830/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

+123.1% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $145,000 NEMSBD
• 2026-05-06 Listed $130,000 NEMSBD
• 2016-12-16 Sold (MLS) — NEMSBD
• 2016-12-12 Sold (Public Records) — Public Records
• 2016-09-15 Listed $65,000 NEMSBD

Property tax history

+2.1%/yr

Latest (2025): $1,787 · +1.5% YoY. Source: county tax records.