314 N Main St · Mount Olive, MS 39119

$49,900

4 bd · 2.0 ba · 1,769 sqft · SingleFamily · 18 Days on market

Built 1982 Poor condition 9,583 sqft lot ↓ 22% since listing

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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
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks

Come make this property your own. Features 4 bedrooms and 2 bathrooms, Brick exterior, with single carport attached.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1982

Property features AI

Finance

• Other: Lot size about 0.22 acre

Exterior

• Parking: Covered carport (1 space); Total parking for 1 vehicle
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; House; One level
• Construction: Brick and wood siding construction; Pillar/post/pier foundation; Built (year sourced from public records)
• Exterior features: Shingle roof

Interior

• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Wood flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#93 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Covington County School District (rural): math 26% / reading 28% proficiency, ranked #78 of 130 in MS (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($345 loan paydown + $4k appreciation (7.6% local appreciation)).
• Covington County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 90% 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 2.50% ✓
• Cap rate: 21.69%
• Cash-on-cash: 54.97%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.1%
• Equity multiple: 5.29×
• Total profit: $59,969
• Equity at exit: $36,450

10-year hold

• IRR: 60.7%
• Equity multiple: 11.29×
• Total profit: $143,731
• Equity at exit: $71,003

Cash invested: $13,972 (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 39119

• Home prices YoY: 5.3%
• Active inventory: 27
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $640

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 44%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $49,900 Active 18 DOM
2. 2026-06-18
   days on market $49,900 Active 17 DOM
3. 2026-06-17
   days on market $49,900 Active 16 DOM
4. 2026-06-16
   pricedays on market $49,900 Active 15 DOM
5. 2026-06-15
   days on market $69,900 Active 14 DOM
6. 2026-06-14
   days on market $69,900 Active 12 DOM
7. 2026-06-13
   days on market $69,900 Active 11 DOM
8. 2026-06-10
   days on market $69,900 Active 9 DOM
9. 2026-06-09
   days on market $69,900 Active 8 DOM
10. 2026-06-08
    days on market $69,900 Active 7 DOM
11. 2026-06-07
    days on market $69,900 Active 6 DOM
12. 2026-06-05
    days on market $69,900 Active 3 DOM
13. 2026-06-03
    days on market $69,900 Active 2 DOM
14. 2026-06-01
    remarks 116-char remark
15. 2026-06-01
    listed $69,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $14,961
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,452
• Taxable income: $7,322
• Est. tax owed @ 24.0%: −$1,757
• After-tax cash flow: $5,923/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.

Condition & rehab AI · 5 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and rebuilding to become move-in ready. Structural issues and missing siding and shingles are significant concerns.

Repairs flagged

• Major Exposed brick — Structural damage
• Major Missing siding — Exterior exposure
• Major Missing shingles — Roof damage

Value-add opportunities

• Both Rebuild exterior and roof — Structural repairs improve both resale and rental value
• Both Install new flooring — New flooring enhances both resale and rental appeal
• Both Paint interior and exterior — Fresh paint improves curb appeal and interior aesthetics
• Both Install new kitchen and bathrooms — Modern kitchens and bathrooms increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed brick · Structural damage	Major	$15,000–50,000
Missing siding · Exterior exposure	Major	$15,000–50,000
Missing shingles · Roof damage	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Rebuild exterior and roof — Structural repairs improve both resale and rental value ↑
• Both Install new flooring — New flooring enhances both resale and rental appeal ↑
• Both Paint interior and exterior — Fresh paint improves curb appeal and interior aesthetics ↑
• Both Install new kitchen and bathrooms — Modern kitchens and bathrooms increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Covington County School District
• NCES district ID: 2801290
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $33,020
• Composite: 22.09/100
• National rank: #8183
• State rank: #78 of 130 in MS

Livability — Mount Olive

• Score: 66/100
• State rank: #93
• US rank: #11501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Olive, MS
• Population (ZIP): 6,199

Population outlook (Covington County) Hauer SSP2

• Today (2025): 19,294 people
• By 2030: 18,875 · -2.2%
• By 2040: 17,777 · -7.9%
• By 2050: 16,381 · -15.1%
• By 2075: 12,704 · -34.2%
• By 2100: 9,090 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 46% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 4% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+33.3) · D 33.0% · R 66.2%
• 2008→2024 swing: -15.6pp toward R · 2008: -17.7pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+26.0 2016: R+24.5 2012: R+16.2 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.57%
• Current HPI: 150.7147
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.2% since first listed

5 events — show timeline

• 2026-05-31 Listed $69,900 MLSU
• 2026-03-24 Relisted — HAAR
• 2026-03-24 Price Changed $69,900 HAAR
• 2026-02-20 Price Changed $79,900 HAAR
• 2025-12-15 Listed $89,900 HAAR