589 S Dunn St · Eupora, MS 39744

$148,400

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 30 Days on market

Built 1959 1.66 ac lot

---

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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

AUCTION. This affordable ranch home will require your updates. Home features 3 beds, 2 baths, living room, and an open eat-in kitchen. Home sits on a large lot offering ample room to relax and entertain. Property is sold as-is with NO property disclosure or inspection report. Gather your custom design ideas and make this one your next project. CAUTION - thrash out is not completed in all rooms.

Key facts

• Open eat-in kitchen
• Large lot
• 1.66 acre lot

Tags

• OPEN EAT-IN KITCHEN
• LARGE LOT

Property features AI

Exterior

• Parking: Attached carport for 2 cars; Concrete parking surface
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family house; One story; Fixer condition; General residential zoning
• Construction: Brick construction; Metal roof; Slab foundation; Living area recorded at 1,728 (source: appraiser)
• Exterior features: Front yard; Level lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Street lights in the community

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (23.1% below list).
• Recommended offer: $114k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#115 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D+, amenities F, commute F.
• Webster County School District (rural): math 44% / reading 40% proficiency, ranked #36 of 130 in MS (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eupora Elementary School (math 37% / reading 42%, grade F, #122 of 375 statewide, top 34%, 408 students, 100% FRL); Eupora High School (math 35% / reading 38%, grade F, #63 of 197 statewide, top 32%, 455 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 8 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.6% local appreciation)).
• Webster County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,093 (23.1% 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. Built in 1959 — 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. 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: 0.77% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.23×
• Total profit: $9,376
• Equity at exit: $63,716

10-year hold

• IRR: 7.4%
• Equity multiple: 2.08×
• Total profit: $44,906
• Equity at exit: $95,914

Cash invested: $41,552 (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 39744

• Home prices YoY: 1.7%
• Active inventory: 9
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$778
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-89

Break-even live

Break-even rent $1,254

Max offer price $132,684

Occupancy floor —

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: $37,100
• Closing costs: $4,452
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $148,400 Active 30 DOM
2. 2026-06-17
   days on market $148,400 Active 29 DOM
3. 2026-06-16
   days on market $148,400 Active 28 DOM
4. 2026-06-15
   days on market $148,400 Active 27 DOM
5. 2026-06-13
   days on market $148,400 Active 25 DOM
6. 2026-06-12
   days on market $148,400 Active 24 DOM
7. 2026-06-09
   days on market $148,400 Active 21 DOM
8. 2026-06-08
   days on market $148,400 Active 20 DOM
9. 2026-06-07
   days on market $148,400 Active 19 DOM
10. 2026-06-05
    days on market $148,400 Active 17 DOM
11. 2026-06-04
    days on market $148,400 Active 15 DOM
12. 2026-06-02
    days on market $148,400 Active 14 DOM
13. 2026-06-01
    days on market $148,400 Active 13 DOM
14. 2026-05-31
    days on market $148,400 Active 12 DOM
15. 2026-05-19
    listed $148,400 Active
16. 1998-06-17
    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: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $13,691
• − Mortgage interest: −$8,313
• − Property taxes: −$1,803
• − Insurance: −$742
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$4,317
• Taxable loss: −$3,674
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $-186/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: Webster County School District
• NCES district ID: 2804560
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $36,099
• Composite: 34.85/100
• National rank: #5092
• State rank: #36 of 130 in MS

Livability — Eupora

• Score: 65/100
• State rank: #115
• US rank: #13132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eupora, MS
• Population (ZIP): 5,308

Population outlook (Webster County) Hauer SSP2

• Today (2025): 9,293 people
• By 2030: 8,949 · -3.7%
• By 2040: 8,240 · -11.3%
• By 2050: 7,593 · -18.3%
• By 2075: 6,348 · -31.7%
• By 2100: 5,396 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 23% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 0% · China

Political lean MEDSL · Webster

• 2024 margin: Solid R (+65.2) · D 17.1% · R 82.3%
• 2008→2024 swing: -15.3pp toward R · 2008: -49.9pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+60.1 2016: R+58.7 2012: R+53.9 2008: R+49.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.64%
• Current HPI: 155.3935
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-19 Listed $148,400 MLSU
• 1998-06-17 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,803 · +0.0% YoY. Source: county tax records.