30 Coffelt Cv · Byhalia, MS 38611

$199,900

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 2 Days on market

Built 2008 1.50 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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a DOLL HOUSE, located on very private 1.5 ac lot with a large back yard enclosed in privacy fence and a storage building. Home features beautiful flooring, 2 large BRs and 1 Bath downstairs, 1 BR and bath up and a large open bonus room! Beautiful French doors open to a large private deck.

Key facts

• Open living areas
• Extra guest area
• Bonus loft space

Tags

• BONUS LOFT SPACE
• OPEN LIVING AREAS
• EXTRA GUEST AREA

Property features AI

Finance

• Other: Property listed as move-in ready; Living area reported by owner

Exterior

• Parking: Driveway with gravel; No garage
• Security: Security features present
• Utilities: Septic tank sewer; Water from community and well; Electricity connected
• Home design: Single family house; Two levels
• Construction: Vinyl exterior; Slab foundation; Three-tab shingle roof; Built in owner-reported year (source: owner)
• Exterior features: Deck and porch; Wood fencing in back yard; Shed(s) on the property; Other exterior features

Interior

• Kitchen: Free-standing electric range
• Bedrooms: Primary bedroom on the main level; Additional bedrooms on main and upper levels
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Move-in ready condition; Total of 8 rooms; Blinds and vinyl window coverings
• Laundry & utility: Washer hookup; Electric dryer hookup on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (24.6% below list).
• Recommended offer: $151k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.9% in Byhalia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#218 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Marshall County School District (rural): math 18% / reading 25% proficiency, ranked #87 of 130 in MS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Byhalia Elementary School (K-4) (math 10% / reading 22%, grade F, #270 of 375 statewide, top 72%, 553 students, 100% FRL); Byhalia Middle School (5-8) (math 18% / reading 24%, grade F, #112 of 179 statewide, top 64%, 444 students, 100% FRL); Byhalia High School (9-12) (math 17% / reading 27%, grade F, #119 of 197 statewide, top 64%, 479 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 356 active listings in the ZIP; 310 units permitted in Marshall County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Marshall County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,782 (24.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-33,105
• Equity at exit: $29,806

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-29,990
• Equity at exit: $17,284

Cash invested: $55,972 (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 38611

• Home prices YoY: -11.8%
• Active inventory: 356
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-10

Break-even live

Break-even rent $1,520

Max offer price $198,167

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $47	+0% $-10	+5% $-66	+10% $-123
Rent	-10% $-129	-5% $-69	+0% $-10	+5% $50	+10% $109
Rate	-1.0pp $91	-0.5pp $41	base $-10	+0.5pp $-62	+1.0pp $-114

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $199,900 Active
3. 2021-10-11
   historical
4. 2016-12-07
   soldstatus
5. 2016-11-28
   soldstatus 297-char remark

   Show marketing remark (297 chars)

   This is a DOLL HOUSE, located on very private 1.5 ac lot with a large back yard enclosed in privacy fence and a storage building. Home features beautiful flooring, 2 large BRs and 1 Bath downstairs, 1 BR and bath up and a large open bonus room! Beautiful French doors open to a large private deck.

6. 2016-09-30
   listed $98,500 297-char remark

   Show marketing remark (297 chars)

   This is a DOLL HOUSE, located on very private 1.5 ac lot with a large back yard enclosed in privacy fence and a storage building. Home features beautiful flooring, 2 large BRs and 1 Bath downstairs, 1 BR and bath up and a large open bonus room! Beautiful French doors open to a large private deck.

7. 2013-10-18
   soldstatus
8. 2013-09-25
   soldstatus
9. 2013-04-05
   listed $54,900
10. 2013-03-13
    historical
11. 2012-03-18
    listed $75,000
12. 2008-10-03
    listed $129,900
13. 2006-05-31
    soldstatus
14. 2006-01-16
    listed $120,000

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$746/yr (+$62/mo · 89.6%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,094
• − Mortgage interest: −$11,198
• − Property taxes: −$833
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$5,815
• Taxable loss: −$3,646
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $757/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: Marshall County School District
• NCES district ID: 2802850
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $39,333
• Composite: 18.11/100
• National rank: #8970
• State rank: #87 of 130 in MS

Livability — Byhalia

• Score: 60/100
• State rank: #218
• US rank: #18927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,751
• Population (ZIP): 16,751

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,542 people
• By 2030: 31,983 · -4.6%
• By 2040: 28,556 · -14.9%
• By 2050: 25,352 · -24.4%
• By 2075: 20,032 · -40.3%
• By 2100: 16,738 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Marshall

• 2024 margin: Lean R (+7.3) · D 46.0% · R 53.2%
• 2008→2024 swing: -25.5pp toward R · 2008: 18.2pp · 2024: -7.3pp
• All cycles: 2024: R+7.3 2020: D+3.1 2016: D+9.7 2012: D+19.4 2008: D+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.38%
• Current HPI: 212.021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+66.6% since first listed

14 events — show timeline

• 2026-05-22 Pending — MLSU
• 2026-05-20 Listed $199,900 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2016-12-07 Sold (Public Records) — Public Records
• 2016-11-28 Sold (MLS) — MLSU
• 2016-09-30 Listed $98,500 MLSU
• 2013-10-18 Sold (Public Records) — Public Records
• 2013-09-25 Sold (MLS) — MLSU
• 2013-04-05 Listed $54,900 MLSU
• 2013-03-13 Listing Removed — MLSU
• 2012-03-18 Listed $75,000 MLSU
• 2008-10-03 Listed $129,900 MLSU
• 2006-05-31 Sold (MLS) — MLSU
• 2006-01-16 Listed $120,000 MLSU

Property tax history

-4.3%/yr

Latest (2025): $833 · +18.0% YoY. Source: county tax records.