1217 CR 14 · Myrtle, MS 38650

$125,000

3 bd · 1.0 ba · 1,836 sqft · SingleFamily public records · 3 Days on market

Built 2002 0.91 ac lot

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Why this score? — see what drove the C 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 +17.0/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Neat home out in the county, western rustic in design, 2 bedrooms, master is very large with a sitting room as well as king size furniture. large walk in closet. off the master bath. second bedroom has adjoining bath. kitchen has that rustic western flair. due to the owners love for the west. attached garage, as well as an extra storage building.

Key facts

• Adjoining bath
• Large walk in closet
• 0.91 acre lot

Tags

• LARGE WALK IN CLOSET
• ADJOINING BATH
• EXTRA STORAGE BUILDING

Property features AI

Finance

• Financial info: Annual property tax approximately $1,015.87

Exterior

• Parking: Attached garage with 1 parking space
• Home design: Single-story cabin residence; Residential property
• Construction: Cabin construction
• Exterior features: Metal roof; Lot roughly 0.91 acres with dimensions 140 x 272 x 139 x 296

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: Two full bathrooms
• Interior features: Dishwasher; Refrigerator; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (11.2% below list).
• Recommended offer: $111k (11.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#105 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Union County School District (rural): math 54% / reading 48% proficiency, ranked #13 of 130 in MS (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 17 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($864 loan paydown + $10k appreciation (7.9% local appreciation)).
• Union County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $110,972 (11.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.89% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.60×
• Total profit: $56,164
• Equity at exit: $94,244

10-year hold

• IRR: 20.2%
• Equity multiple: 5.54×
• Total profit: $158,880
• Equity at exit: $186,389

Cash invested: $35,000 (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 38650

• Home prices YoY: 5.7%
• Active inventory: 32
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $84

Break-even live

Break-even rent $1,003

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $155	-5% $120	+0% $84	+5% $49	+10% $14
Rent	-10% $-3	-5% $41	+0% $84	+5% $128	+10% $172
Rate	-1.0pp $147	-0.5pp $116	base $84	+0.5pp $52	+1.0pp $19

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-01
   remarks 351-char remark
2. 2026-06-01
   listed $125,000 Pending 3 DOM

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,016 · $85/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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: $13,317
• − Mortgage interest: −$7,002
• − Property taxes: −$1,016
• − Insurance: −$625
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,636
• Taxable loss: −$1,093
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $1,275/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: Union County School District
• NCES district ID: 2804350
• Math proficiency: 54% ▼ -15.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $37,935
• Composite: 42.49/100
• National rank: #3209
• State rank: #13 of 130 in MS

Livability — Myrtle

• Score: 65/100
• State rank: #105
• US rank: #12518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,072

Population outlook (Union County) Hauer SSP2

• Today (2025): 30,992 people
• By 2030: 32,294 · +4.2%
• By 2040: 34,789 · +12.3%
• By 2050: 36,987 · +19.3%
• By 2075: 40,835 · +31.8%
• By 2100: 40,538 · +30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 15%
• Common ancestry: Lithuanian 2% Iranian 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Union

• 2024 margin: Solid R (+70.1) · D 14.5% · R 84.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -49.9pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+64.8 2016: R+63.2 2012: R+51.0 2008: R+49.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.92%
• Current HPI: 146.3352
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-01 Pending — NEMSBD
• 2026-05-19 Listed $125,000 NEMSBD

Property tax history

+2.6%/yr

Latest (2025): $1,016 · -2.9% YoY. Source: county tax records.