241 Piomingo Trl · Tupelo, MS 38804

$129,900

4 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 39 Days on market

Built 1977 0.35 ac lot $118/sqft · 9% below area Est $143k · 9% under $20/mo HOA · 1% of rent

---

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 +26.0/30.0
• ARV discount +11.6/15.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely RENOVATED in Lake Piomingo! Brand new everything - new cabinets, new flooring, new paint! Roof is 2 years old. BRAND NEW SEPTIC TANK - installed summer 2023! Mooreville School District. Schedule an appointment to see this one before it's gone! All information deemed reliable but subject to verification.

Key facts

• 2 living areas
• 24hr security
• 0.35 acre lot

Tags

• MOOREVILLE SCHOOL DISTRICT
• 24HR SECURITY
• FRONT SIDE AND BACK DECKS
• 2 LIVING AREAS

Property features AI

Finance

• Other: Located in the Lake Piomingo subdivision
• HOA & community: Homeowners association with an annual fee of $240 (about $20/month)

Exterior

• Home design: Single-family residential property
• Construction: Asphalt roof
• Exterior features: Storm door(s); Lot approximately 0.35 acres (80 x 192.4 irregular)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric central heating
• Interior features: Range, Dishwasher, Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (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: amenities D+, employment D+, crime F.
• Lee County School District (rural): math 37% / reading 35% proficiency, ranked #51 of 130 in MS (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mooreville Elementary School (math 48% / reading 52%, grade D+, #61 of 375 statewide, top 17%, 673 students, 100% FRL); Mooreville Middle School (math 61% / reading 36%, grade C-, #33 of 179 statewide, top 18%, 372 students, 99% FRL); Mooreville High School (math 42% / reading 37%, grade F, #52 of 197 statewide, top 27%, 469 students, 99% FRL) — zoned schools average 99% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 173 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 $898 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $142,997
• List price: $129,900
• Delta: -9.16%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-536
• Equity at exit: $19,369

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $26,024
• Equity at exit: $11,231

Cash invested: $36,372 (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 38804

• Active inventory: 173
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$54
• HOA: −$20
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $322

Break-even live

Break-even rent $1,145

Max offer price $129,900

Occupancy floor 74%

Sensitivity live

Price	-10% $395	-5% $358	+0% $322	+5% $285	+10% $248
Rent	-10% $199	-5% $260	+0% $322	+5% $383	+10% $444
Rate	-1.0pp $387	-0.5pp $355	base $322	+0.5pp $288	+1.0pp $254

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 17 events

1. 2026-06-21
   days on market $129,900 Active 39 DOM
2. 2026-06-19
   days on market $129,900 Active 37 DOM
3. 2026-06-18
   days on market $129,900 Active 36 DOM
4. 2026-06-17
   days on market $129,900 Active 35 DOM
5. 2026-06-17
   status $129,900 Active 34 DOM
6. 2026-06-07
   statusdays on market $129,900 Pending 34 DOM
7. 2026-06-02
   days on market $129,900 Active 32 DOM
8. 2026-06-01
   days on market $129,900 Active 31 DOM
9. 2026-05-31
   days on market $129,900 Active 30 DOM
10. 2026-05-30
    days on market $129,900 Active 29 DOM
11. 2026-05-01
    listed $140,000 Active 562-char remark
12. 2023-08-28
    soldstatus 315-char remark

    Show marketing remark (315 chars)

    Completely RENOVATED in Lake Piomingo! Brand new everything - new cabinets, new flooring, new paint! Roof is 2 years old. BRAND NEW SEPTIC TANK - installed summer 2023! Mooreville School District. Schedule an appointment to see this one before it's gone! All information deemed reliable but subject to verification.

13. 2023-08-28
    soldstatus $129,900

    Show marketing remark (315 chars)

    Completely RENOVATED in Lake Piomingo! Brand new everything - new cabinets, new flooring, new paint! Roof is 2 years old. BRAND NEW SEPTIC TANK - installed summer 2023! Mooreville School District. Schedule an appointment to see this one before it's gone! All information deemed reliable but subject to verification.

14. 2023-06-02
    listed $129,900 315-char remark

    Show marketing remark (315 chars)

    Completely RENOVATED in Lake Piomingo! Brand new everything - new cabinets, new flooring, new paint! Roof is 2 years old. BRAND NEW SEPTIC TANK - installed summer 2023! Mooreville School District. Schedule an appointment to see this one before it's gone! All information deemed reliable but subject to verification.

15. 2022-12-07
    soldstatus
16. 2020-05-12
    soldstatus
17. 2016-02-24
    soldstatus

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $1,792 · $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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $18,627
• − Mortgage interest: −$7,276
• − Property taxes: −$1,792
• − Insurance: −$650
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − HOA: −$240
• − Depreciation: −$3,779
• Taxable income: $1,910
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $3,401/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: Lee County School District
• NCES district ID: 2802550
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $41,435
• Composite: 30.38/100
• National rank: #6253
• State rank: #51 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

• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 16,693
• Household income: $64,420
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 642.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 30% Two or more races 3% Hispanic / Latino 3% Native American 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

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: ▼ -111.19%
• Current HPI: 172.0153
• Rent YoY: —
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

10 events — show timeline

• 2026-06-16 Relisted — NEMSBD
• 2026-06-04 Pending — NEMSBD
• 2026-05-28 Price Changed $129,900 NEMSBD
• 2026-05-01 Listed $140,000 NEMSBD
• 2023-08-28 Sold (Public Records) $129,900 Public Records
• 2023-08-28 Sold (MLS) — NEMSBD
• 2023-06-02 Listed $129,900 NEMSBD
• 2022-12-07 Sold (Public Records) — Public Records
• 2020-05-12 Sold (Public Records) — Public Records
• 2016-02-24 Sold (Public Records) — Public Records

Property tax history

+23.6%/yr

Latest (2025): $1,792 · +1.3% YoY. Source: county tax records.