1101 Molly Barr Rd #512 Rd · Oxford, MS 38655

$349,900

3 bd · 3.0 ba · 1,400 sqft · Townhouse · 26 Days on market

Built 2014 Good condition ↓ 4% since listing

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This stylish condo offers comfort and convenience in a prime location near the scenic walk and bike trail to Ole Miss. Enjoy new stainless steel appliances, HVAC system, and washer/dryer, a spacious covered balcony and large utility room with ample storage add to the appeal. Community amenities include a sparkling pool and gas grill, perfect for summer gatherings. A standout opportunity for low-maintenance living in a sought-after setting.

Key facts

• Washer dryer
• Hvac system
• Large utility room

Tags

• NEW STAINLESS STEEL APPLIANCES
• HVAC SYSTEM
• WASHER DRYER
• SPACIOUS COVERED BALCONY
• LARGE UTILITY ROOM
• AMPLE STORAGE

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Located in The Bluffs East subdivision; Subject to subdivision covenants
• Construction: Brick construction; Slab foundation
• Exterior features: Front porch; In-ground pool

Interior

• Kitchen: Microwave, Dishwasher, Disposal, Electric Range, Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Microwave, Dishwasher, Disposal, Electric Range, Refrigerator, Electric Water Heater
• Laundry & utility: Washer, Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (17.3% below list).
• Recommended offer: $289k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.7% in Oxford — 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 87/100 on livability (#1 in MS, #285 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• Oxford School District (town): math 53% / reading 49% proficiency, ranked #12 of 130 in MS (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bramlett Elementary School (742 students, 100% FRL); Oxford Middle School (math 55% / reading 48%, grade C, #27 of 179 statewide, top 16%, 697 students, 100% FRL); Oxford High School (math 33% / reading 49%, grade F, #49 of 197 statewide, top 25%, 1,345 students, 100% FRL) — zoned schools average 100% FRL vs 42% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 857 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).
• At $2,893/mo this rent would consume 51% of the median local household income ($68k/yr) (locally 1892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,270 (17.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.39×
• Total profit: $-59,633
• Equity at exit: $52,171

10-year hold

• IRR: -5.7%
• Equity multiple: 0.60×
• Total profit: $-39,276
• Equity at exit: $30,253

Cash invested: $97,972 (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 38655

• Rents YoY: 4.8%
• Active inventory: 857
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,893 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-133

Break-even live

Break-even rent $3,061

Max offer price $330,677

Occupancy floor 100%

Sensitivity live

Price	-10% $109	-5% $-12	+0% $-133	+5% $-254	+10% $-375
Rent	-10% $-361	-5% $-247	+0% $-133	+5% $-19	+10% $96
Rate	-1.0pp $43	-0.5pp $-44	base $-133	+0.5pp $-224	+1.0pp $-316

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Baldwin Dr Oxford, MS	1.0–3.0	1.0–3.0	935	$3,075	$3.29	25d	6	0.65mi
1201 Ivy Rd Oxford, MS	3.0	3.0	1500	$2,700	$1.80	25d	1	0.69mi
1200 Jefferson Ave #303 Oxford, MS	2.0	2.0	1100	$3,450	$3.14	46d	1	0.97mi
814 Claremont Ave Oxford, MS	1.0–3.0	1.0–2.0	1108	$2,655	$2.40	0d	92	1.20mi
127 Orleans Oaks Ln Oxford, MS	4.0	3.0	1625	$2,750	$1.69	46d	1	1.44mi

Listing history 18 events

1. 2026-06-22
   days on market $349,900 Active 26 DOM
2. 2026-06-21
   days on market $349,900 Active 25 DOM
3. 2026-06-19
   days on market $349,900 Active 23 DOM
4. 2026-06-18
   days on market $349,900 Active 22 DOM
5. 2026-06-17
   days on market $349,900 Active 21 DOM
6. 2026-06-16
   days on market $349,900 Active 20 DOM
7. 2026-06-15
   days on market $349,900 Active 19 DOM
8. 2026-06-14
   days on market $349,900 Active 17 DOM
9. 2026-06-12
   days on market $349,900 Active 16 DOM
10. 2026-06-09
    days on market $349,900 Active 13 DOM
11. 2026-06-08
    days on market $349,900 Active 12 DOM
12. 2026-06-07
    days on market $349,900 Active 11 DOM
13. 2026-06-02
    days on market $349,900 Active 6 DOM
14. 2026-06-01
    days on market $349,900 Active 5 DOM
15. 2026-05-31
    days on market $349,900 Active 4 DOM
16. 2026-05-30
    days on market $349,900 Active 3 DOM
17. 2026-05-27
    listed $349,900 Active
18. 2025-09-15
    listed $365,000 Active

ⓘ 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

• 🌡 Heat 7/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,712
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,777
• − Management: −$2,777
• − Depreciation: −$10,179
• Taxable loss: −$7,618
• Est. tax savings @ 24.0%: +$1,828
• After-tax cash flow: $234/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in a prime location offers a comfortable and convenient living experience with modern amenities and a low-maintenance lifestyle.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace outdated light fixtures — Modernizes interior and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace outdated light fixtures — Modernizes interior and enhances curb appeal ↑

ⓘ 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: Oxford School District
• NCES district ID: 2803450
• Math proficiency: 53% ▼ -17.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $40,878
• Composite: 42.77/100
• National rank: #3152
• State rank: #12 of 130 in MS

Livability — Oxford

• Score: 87/100
• State rank: #1
• US rank: #285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, MS
• County: Lafayette County · 46,156 people
• City population: 46,156
• Metro: Oxford, MS
• Population (ZIP): 46,156
• Household income: $68,235
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1892.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Hispanic / Latino 4% Asian 2% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.86%
• Current HPI: 211.5486
• Rent YoY: ▲ 4.85%
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-4.1% since first listed

2 events — show timeline

• 2026-05-27 Listed $349,900 NCMBR
• 2025-09-15 Listed $365,000 NCMBR