147 Howard Rd · Oakland, MS 38927

$47,000

3 bd · 2.0 ba · 984 sqft · SingleFamily public records · 12 Days on market

Built 1993 1.80 ac lot Est $47k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• Appreciation +5.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Nestled on a peaceful wooded 1.8-acre lot, this quaint 3 Bedroom / 2 Bath cabin is the perfect hunter's retreat or weekend getaway. Featuring a large front porch ideal for relaxing after a long day outdoors, this property offers privacy, nature, and endless potential with a little TLC to become your cozy home or the ultimate hunting camp spot. Surrounded by woods and abundant wildlife, this is truly a hunter's dream property.

Key facts

• Wooded lot
• Large front porch
• Abundant wildlife

Tags

• WOODED LOT
• LARGE FRONT PORCH
• ABUNDANT WILDLIFE

Property features AI

Finance

• Other: Lot size about 1.8 acres

Exterior

• Parking: Driveway; Gravel parking; 2 total parking spaces
• Utilities: Public water; Sewer: Unknown; Electricity connected
• Home design: Single-family house; One story; Fixer condition; Living area reported by assessor (984)
• Construction: Aluminum roof; Combination foundation; Built as a house (structure type: House)
• Exterior features: Rear porch; Outbuilding; Many trees on the lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type: Other); No central cooling (type: Other)
• Interior features: Aluminum-framed windows; Laundry closet
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $47k).

Location & tenants

• Location reads 51/100 on livability (#338 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D+, schools F, amenities F.
• East Tallahatchie Consol School District (town): math 6% / reading 6% proficiency, ranked #127 of 130 in MS (top 98%) — 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.
• Market conditions: 6 active listings in the ZIP; 1 units permitted in Tallahatchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($325 loan paydown + $747 appreciation (1.6% local appreciation)).
• Tallahatchie County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: 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 $47,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.03% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.83%
• DSCR: 2.64
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $47,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Howard Rd	0.00mi	3/2.0	984 (0%)	1mo	$47,000	$48	99

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

Projected returns pro-forma

1.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 3.13×
• Total profit: $28,005
• Equity at exit: $17,501

10-year hold

• IRR: 41.6%
• Equity multiple: 6.18×
• Total profit: $68,190
• Equity at exit: $24,428

Cash invested: $13,160 (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 38927

• Home prices YoY: 2.0%
• Active inventory: 6
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $404

Break-even live

Break-even rent $444

Max offer price $47,000

Occupancy floor 53%

Sensitivity live

Price	-10% $431	-5% $417	+0% $404	+5% $391	+10% $377
Rent	-10% $328	-5% $366	+0% $404	+5% $442	+10% $479
Rate	-1.0pp $428	-0.5pp $416	base $404	+0.5pp $392	+1.0pp $379

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-20
   status Pending

   Show marketing remark (429 chars)

   Nestled on a peaceful wooded 1.8-acre lot, this quaint 3 Bedroom / 2 Bath cabin is the perfect hunter's retreat or weekend getaway. Featuring a large front porch ideal for relaxing after a long day outdoors, this property offers privacy, nature, and endless potential with a little TLC to become your cozy home or the ultimate hunting camp spot. Surrounded by woods and abundant wildlife, this is truly a hunter's dream property.

2. 2026-05-20
   status Pending 429-char remark

   Show marketing remark (429 chars)

   Nestled on a peaceful wooded 1.8-acre lot, this quaint 3 Bedroom / 2 Bath cabin is the perfect hunter's retreat or weekend getaway. Featuring a large front porch ideal for relaxing after a long day outdoors, this property offers privacy, nature, and endless potential with a little TLC to become your cozy home or the ultimate hunting camp spot. Surrounded by woods and abundant wildlife, this is truly a hunter's dream property.

3. 2026-05-08
   listed $47,000 Active

   Show marketing remark (429 chars)

   Nestled on a peaceful wooded 1.8-acre lot, this quaint 3 Bedroom / 2 Bath cabin is the perfect hunter's retreat or weekend getaway. Featuring a large front porch ideal for relaxing after a long day outdoors, this property offers privacy, nature, and endless potential with a little TLC to become your cozy home or the ultimate hunting camp spot. Surrounded by woods and abundant wildlife, this is truly a hunter's dream property.

4. 2026-05-08
   listed $47,000 Active 429-char remark

   Show marketing remark (429 chars)

   Nestled on a peaceful wooded 1.8-acre lot, this quaint 3 Bedroom / 2 Bath cabin is the perfect hunter's retreat or weekend getaway. Featuring a large front porch ideal for relaxing after a long day outdoors, this property offers privacy, nature, and endless potential with a little TLC to become your cozy home or the ultimate hunting camp spot. Surrounded by woods and abundant wildlife, this is truly a hunter's dream property.

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/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 ≥109°F today · 21 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: $11,464
• − Mortgage interest: −$2,633
• − Property taxes: −$1,017
• − Insurance: −$235
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,367
• Taxable income: $4,378
• Est. tax owed @ 24.0%: −$1,051
• After-tax cash flow: $3,796/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: East Tallahatchie Consol School District
• NCES district ID: 2801410
• Math proficiency: 6% ▼ -14.00%
• Reading proficiency: 6% ▼ -12.00%
• Median HH income: $30,874
• Composite: 4.48/100
• National rank: #10053
• State rank: #127 of 130 in MS

Livability — Oakland

• Score: 51/100
• State rank: #338
• US rank: #25372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,248
• Population (ZIP): 1,146

Population outlook (Tallahatchie County) Hauer SSP2

• Today (2025): 13,680 people
• By 2030: 13,261 · -3.1%
• By 2040: 12,205 · -10.8%
• By 2050: 11,028 · -19.4%
• By 2075: 8,367 · -38.8%
• By 2100: 6,277 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 39% Two or more races 3%
• Common ancestry: Serbian 5% Slovak 1%

Political lean MEDSL · Tallahatchie

• 2024 margin: Lean D (+5.9) · D 52.5% · R 46.5%
• 2008→2024 swing: -13.1pp toward R · 2008: 19.0pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.8 2016: D+14.9 2012: D+21.3 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.59%
• Current HPI: 79.1795
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — MLSU
• 2026-05-20 Pending — NCMBR
• 2026-05-08 Listed $47,000 NCMBR
• 2026-05-08 Listed $47,000 MLSU

Property tax history

+6.1%/yr

Latest (2025): $1,017 · +20.7% YoY. Source: county tax records.