150 Stonewall Rd · Byhalia, MS 38611

$159,000

4 bd · 1.0 ba · 1,843 sqft · SingleFamily public records · 93 Days on market

Built 1983 3.00 ac lot $86/sqft · 53% below area ↓ 4% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for an investor seeking a renovation project or an owner-occupant ready to add personal touches. This four-bedroom, two-bath home offers approximately 1,800 square feet of living space and sits on about three acres, providing ample room for expansion and improvement. Conveniently located just minutes from the interstate, the property offers easy access to nearby amenities and surrounding areas. The home will require a full renovation and is being offered as-is, presenting significant potential for customization and value-add once improvements are completed.

Key facts

• 3 acre lot
• Built 1983
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.9% in Byhalia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#218 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Marshall County School District (rural): math 18% / reading 25% proficiency, ranked #87 of 130 in MS (top 67%) — 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: 350 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Marshall County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.32% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (median comp): $335,222
• List price: $159,000
• Delta: -52.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Harvest Dance Dr	0.59mi	4/2.0	1,819 (-1%)	10mo	$332,990	$183	58
92 Spirit Dance Dr	0.57mi	4/2.0	1,819 (-1%)	13mo	$334,990	$184	56
109 Spirit Dance Dr	0.49mi	3/2.0 (-1)	1,792 (-3%)	12mo	$335,990	$187	54
53 Prather St	0.57mi	4/2.0	1,975 (+7%)	5mo	$344,900	$175	53
35 Harvest Dance Dr	0.58mi	3/2.0 (-1)	1,792 (-3%)	12mo	$329,990	$184	50
62 Fitts Dr	0.70mi	4/2.0	1,819 (-1%)	15mo	$334,990	$184	49
38 Fitts Dr	0.37mi	3/2.0 (-1)	1,672 (-9%)	14mo	$323,990	$194	47
133 S Senter St	0.60mi	3/2.5 (-1)	2,000 (+8%)	2mo	$350,000	$175	45
56 Fitts Dr	0.50mi	5/3.0 (+1)	2,016 (+9%)	10mo	$347,990	$173	40
41 Harvest Dance Dr	0.63mi	3/2.0 (-1)	1,672 (-9%)	12mo	$317,990	$190	36
100 Spirit Dance Dr	0.67mi	5/3.0 (+1)	2,016 (+9%)	10mo	$351,990	$175	32
91 Harvest Dance Dr	0.69mi	3/2.0 (-1)	1,672 (-9%)	15mo	$323,990	$194	31

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

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $16,876
• Equity at exit: $23,707

10-year hold

• IRR: 18.8%
• Equity multiple: 2.56×
• Total profit: $69,502
• Equity at exit: $13,747

Cash invested: $44,520 (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 38611

• Home prices YoY: -11.8%
• Active inventory: 350
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $670

Break-even live

Break-even rent $1,252

Max offer price $159,000

Occupancy floor 63%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Fox Hedge LN Byhalia, MS	2.0–3.0	2.5	1486	$2,100	$1.41	2d	8	0.88mi

Listing history 16 events

1. 2026-06-18
   days on market $159,000 Active 93 DOM
2. 2026-06-17
   days on market $159,000 Active 92 DOM
3. 2026-06-16
   days on market $159,000 Active 91 DOM
4. 2026-06-15
   days on market $159,000 Active 90 DOM
5. 2026-06-13
   days on market $159,000 Active 88 DOM
6. 2026-06-10
   days on market $159,000 Active 85 DOM
7. 2026-06-09
   days on market $159,000 Active 84 DOM
8. 2026-06-08
   days on market $159,000 Active 83 DOM
9. 2026-06-07
   days on market $159,000 Active 82 DOM
10. 2026-06-03
    days on market $159,000 Active 78 DOM
11. 2026-06-02
    days on market $159,000 Active 77 DOM
12. 2026-06-01
    days on market $159,000 Active 76 DOM
13. 2026-05-31
    days on market $159,000 Active 75 DOM
14. 2026-05-03
    price $159,000 581-char remark

    Show marketing remark (581 chars)

    Great opportunity for an investor seeking a renovation project or an owner-occupant ready to add personal touches. This four-bedroom, two-bath home offers approximately 1,800 square feet of living space and sits on about three acres, providing ample room for expansion and improvement. Conveniently located just minutes from the interstate, the property offers easy access to nearby amenities and surrounding areas. The home will require a full renovation and is being offered as-is, presenting significant potential for customization and value-add once improvements are completed.

15. 2026-03-16
    listed $165,000 Active 581-char remark

    Show marketing remark (581 chars)

    Great opportunity for an investor seeking a renovation project or an owner-occupant ready to add personal touches. This four-bedroom, two-bath home offers approximately 1,800 square feet of living space and sits on about three acres, providing ample room for expansion and improvement. Conveniently located just minutes from the interstate, the property offers easy access to nearby amenities and surrounding areas. The home will require a full renovation and is being offered as-is, presenting significant potential for customization and value-add once improvements are completed.

16. 2025-07-10
    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: $1,067 · $89/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$190/yr (+$16/mo · 17.8%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$8,906
• − Property taxes: −$1,067
• − Insurance: −$795
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$4,625
• Taxable income: $5,775
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $6,655/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: Marshall County School District
• NCES district ID: 2802850
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $39,333
• Composite: 18.11/100
• National rank: #8970
• State rank: #87 of 130 in MS

Livability — Byhalia

• Score: 60/100
• State rank: #218
• US rank: #18927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byhalia, MS
• City population: 16,751
• Population (ZIP): 16,751

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,542 people
• By 2030: 31,983 · -4.6%
• By 2040: 28,556 · -14.9%
• By 2050: 25,352 · -24.4%
• By 2075: 20,032 · -40.3%
• By 2100: 16,738 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Marshall

• 2024 margin: Lean R (+7.3) · D 46.0% · R 53.2%
• 2008→2024 swing: -25.5pp toward R · 2008: 18.2pp · 2024: -7.3pp
• All cycles: 2024: R+7.3 2020: D+3.1 2016: D+9.7 2012: D+19.4 2008: D+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.38%
• Current HPI: 212.021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.6% since first listed

3 events — show timeline

• 2026-05-03 Price Changed $159,000 MLSU
• 2026-03-16 Listed $165,000 MLSU
• 2025-07-10 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,067 · +16.0% YoY. Source: county tax records.