1174 Coldwater St · North Tunica, MS 38676

$98,000

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 153 Days on market

Built 1993 Est $87k · 12% over

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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
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• 1% rule +8.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.2/10.0

Listing remarks

Charming all-brick 3BR/1BA home in the heart of Tunica! This well-kept property features a cozy living area with wood paneling, tile flooring, and a functional kitchen with plenty of cabinet space. Enjoy the covered carport, front porch, and low-maintenance yard. Conveniently located near downtown Tunica, local shops, restaurants, and entertainment — just a short drive to Memphis. Perfect for first-time buyers or investors! Currently tenant-occupied on a month-to-month lease, offering great income potential or flexibility for an owner-occupant.

Key facts

• Functional kitchen
• Low-maintenance yard
• Covered carport

Tags

• ALL-BRICK HOME
• COZY LIVING AREA
• FUNCTIONAL KITCHEN
• COVERED CARPORT
• FRONT PORCH
• LOW-MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#276 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Tunica County School District (rural): math 13% / reading 16% proficiency, ranked #110 of 130 in MS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Robinsonville Elementary School (math 8% / reading 17%, grade F, #296 of 375 statewide, top 82%, 406 students, 100% FRL); Tunica Middle School (math 22% / reading 14%, grade F, #122 of 179 statewide, top 68%, 357 students, 100% FRL); Rosa Fort High School (math 2% / reading 12%, grade F, #186 of 197 statewide, top 96%, 447 students, 100% FRL).
• Market conditions: 13 active listings in the ZIP; 90 units permitted in Tunica County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($678 loan paydown + $7k appreciation (7.4% local appreciation)).
• Tunica County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.33%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $87,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1174 Coldwater St	0.00mi	3/1.0	1,110 (+12%)	1mo	$98,000	$88	79

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

Projected returns pro-forma

7.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 3.26×
• Total profit: $61,967
• Equity at exit: $70,602

10-year hold

• IRR: 29.3%
• Equity multiple: 6.87×
• Total profit: $161,008
• Equity at exit: $136,623

Cash invested: $27,440 (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 38676

• Home prices YoY: 6.5%
• Active inventory: 13
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $396

Break-even live

Break-even rent $777

Max offer price $98,000

Occupancy floor 64%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-01
   status Pending
2. 2026-03-31
   historical
3. 2025-10-28
   listed $98,000 Active
4. 1988-01-15
   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: $714 · $59/mo
• Projected year-2 tax: $774 · $65/mo
• Expected delta: +$61/yr (+$5/mo · 8.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $15,349
• − Mortgage interest: −$5,490
• − Property taxes: −$714
• − Insurance: −$490
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,851
• Taxable income: $3,349
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $3,951/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: Tunica County School District
• NCES district ID: 2804290
• Math proficiency: 13% ▼ -26.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $32,099
• Composite: 11.64/100
• National rank: #9693
• State rank: #110 of 130 in MS

Livability — North Tunica

• Score: 58/100
• State rank: #276
• US rank: #21452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Tunica, MS
• Population (ZIP): 5,318

Population outlook (Tunica County) Hauer SSP2

• Today (2025): 9,512 people
• By 2030: 9,080 · -4.5%
• By 2040: 8,232 · -13.5%
• By 2050: 7,406 · -22.1%
• By 2075: 5,511 · -42.1%
• By 2100: 3,828 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% White 22% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tunica

• 2024 margin: Solid D (+38.9) · D 68.8% · R 29.9% · Other 1.2%
• 2008→2024 swing: -13.3pp toward R · 2008: 52.2pp · 2024: 38.9pp
• All cycles: 2024: D+38.9 2020: D+46.4 2016: D+50.2 2012: D+58.8 2008: D+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.42%
• Current HPI: 120.6957
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-04-01 Pending — MLSU
• 2026-03-31 Listing Removed — MLSU
• 2025-10-28 Listed $98,000 MLSU
• 1988-01-15 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $714 · +50.0% YoY. Source: county tax records.