104 N East St · Okolona, MS 38860

$179,000

4 bd · 1.0 ba · 1,808 sqft · SingleFamily public records · 6 Days on market

Built 1998 0.59 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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.6/10.0

Listing remarks

This lovely 4 bedroom 2 full bath home on a large lot is a must see! Great for a first time homebuyer! Has a fenced in back yard great for little kids to play or for someone who has pets. Information is deemed to be reliable but is not guaranteed.

Key facts

• Fenced in back yard
• 0.59 acre lot
• Built 1998

Tags

• FENCED IN BACK YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Slab foundation
• Exterior features: Lot approximately 0.59 acre; Lot dimensions about 155 x 205 (irregular)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-56 ($-673/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (28.1% below list).
• Recommended offer: $129k (28.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#191 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.
• Okolona Separate School District (rural): math 24% / reading 17% proficiency, ranked #93 of 130 in MS (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 7 units permitted in Chickasaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $586 of equity ($1k loan paydown + $-652 appreciation (-0.4% local appreciation)).
• Chickasaw County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,632 (28.1% 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: 0.72% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.76×
• Total profit: $-11,935
• Equity at exit: $48,739

10-year hold

• IRR: 0.9%
• Equity multiple: 1.10×
• Total profit: $4,775
• Equity at exit: $56,063

Cash invested: $50,120 (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 38860

• Home prices YoY: -0.3%
• Active inventory: 25
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-56

Break-even live

Break-even rent $1,357

Max offer price $169,087

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-5	+0% $-56	+5% $-107	+10% $-157
Rent	-10% $-158	-5% $-107	+0% $-56	+5% $-5	+10% $46
Rate	-1.0pp $34	-0.5pp $-11	base $-56	+0.5pp $-103	+1.0pp $-150

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $179,000 Active 6 DOM
2. 2026-06-21
   days on market $179,000 Active 5 DOM
3. 2026-06-18
   days on market $179,000 Active 3 DOM
4. 2026-06-17
   days on market $179,000 Active 2 DOM
5. 2026-06-16
   remarks 247-char remark
6. 2026-06-16
   listed $179,000 Active 1 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: $708 · $59/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: +$706/yr (+$59/mo · 99.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,436
• − Mortgage interest: −$10,027
• − Property taxes: −$708
• − Insurance: −$895
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$5,207
• Taxable loss: −$3,871
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $256/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: Okolona Separate School District
• NCES district ID: 2803390
• Math proficiency: 24% ▼ -13.00%
• Reading proficiency: 17% ▼ -7.00%
• Median HH income: $29,703
• Composite: 16.42/100
• National rank: #9191
• State rank: #93 of 130 in MS

Livability — Okolona

• Score: 61/100
• State rank: #191
• US rank: #17576

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: Okolona, MS
• Population (ZIP): 6,313

Population outlook (Chickasaw County) Hauer SSP2

• Today (2025): 17,070 people
• By 2030: 16,849 · -1.3%
• By 2040: 16,419 · -3.8%
• By 2050: 15,899 · -6.9%
• By 2075: 14,445 · -15.4%
• By 2100: 12,062 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 45%
• Common ancestry: Italian 2%
• Foreign-born: 0%

Political lean MEDSL · Chickasaw

• 2024 margin: R (+13.7) · D 42.7% · R 56.4%
• 2008→2024 swing: -15.8pp toward R · 2008: 2.1pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+4.5 2016: R+6.1 2012: D+4.1 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.36%
• Current HPI: 128.2516
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $179,000 NEMSBD

Property tax history

+0.9%/yr

Latest (2025): $708 · +0.0% YoY. Source: county tax records.