707 Gum Springs Rd · D'Lo, MS 39044

$155,000

3 bd · 2.0 ba · 1,274 sqft · SingleFamily · 66 Days on market

Built 1991 5.00 ac lot $122/sqft · at area comps Est $157k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• Cash flow +7.5/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.7/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Check out this 3-bedroom, 2-bathroom home located on a peaceful 5-acre lot in Braxton! As you enter, you'll find the entryway leading into the spacious living room. To your left is the large primary suite, which includes 2 generous walk-in closets. To your right, a hallway leads to two additional good-sized bedrooms and another bathroom. The living room and kitchen feature large windows that offer beautiful views of the backyard. Additionally, the shop on the property is equipped with electricity. Call your favorite realtor and check it out!

Key facts

• Large windows
• 5 acre lot
• Walk-in closets

Tags

• 5 ACRE LOT
• LARGE PRIMARY SUITE
• WALK-IN CLOSETS
• LARGE WINDOWS
• SHOP WITH ELECTRICITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (28.3% below list).
• Recommended offer: $111k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Simpson County School District (rural): math 18% / reading 24% proficiency, ranked #90 of 130 in MS (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 3 units permitted in Simpson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Simpson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago 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: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,150 (28.3% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $156,511
• List price: $155,000
• Delta: -0.97%
• Verdict: FAIR
• Comps: 11 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $72,136
• Equity at exit: $139,636

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $222,133
• Equity at exit: $301,131

Cash invested: $43,400 (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 39044

• Home prices YoY: 8.8%
• Active inventory: 21
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-193

Break-even live

Break-even rent $1,356

Max offer price $127,060

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-140	+0% $-193	+5% $-247	+10% $-300
Rent	-10% $-281	-5% $-237	+0% $-193	+5% $-149	+10% $-105
Rate	-1.0pp $-115	-0.5pp $-154	base $-193	+0.5pp $-233	+1.0pp $-274

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-07
   statusdays on market $155,000 Pending 66 DOM
2. 2026-06-04
   days on market $155,000 Active 63 DOM
3. 2026-06-02
   days on market $155,000 Active 62 DOM
4. 2026-06-01
   days on market $155,000 Active 61 DOM
5. 2026-05-31
   days on market $155,000 Active 60 DOM
6. 2026-04-01
   listed $160,000 Active 547-char remark

   Show marketing remark (547 chars)

   Check out this 3-bedroom, 2-bathroom home located on a peaceful 5-acre lot in Braxton! As you enter, you'll find the entryway leading into the spacious living room. To your left is the large primary suite, which includes 2 generous walk-in closets. To your right, a hallway leads to two additional good-sized bedrooms and another bathroom. The living room and kitchen feature large windows that offer beautiful views of the backyard. Additionally, the shop on the property is equipped with electricity. Call your favorite realtor and check it out!

7. 2020-03-26
   soldstatus 274-char remark

   Show marketing remark (274 chars)

   This split plan 3 Bedroom bath home is on a private 5 +/- acre lot. This property has a beautiful front entrance. The living room is large and inviting and open to the kitchen and laundry room. The master boasts 2 closets and a large master bath. Schedule your viewing today

8. 2020-02-17
   listed $135,000 274-char remark

   Show marketing remark (274 chars)

   This split plan 3 Bedroom bath home is on a private 5 +/- acre lot. This property has a beautiful front entrance. The living room is large and inviting and open to the kitchen and laundry room. The master boasts 2 closets and a large master bath. Schedule your viewing today

9. 2017-04-20
   soldstatus
10. 2017-01-24
    listed $86,900
11. 2012-06-18
    historical
12. 2012-06-06
    listed $59,900
13. 2008-02-12
    soldstatus
14. 2007-10-09
    listed $34,900

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,338
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$4,509
• Taxable loss: −$5,088
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $-1,096/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: Simpson County School District
• NCES district ID: 2803990
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,826
• Composite: 17.46/100
• National rank: #9063
• State rank: #90 of 130 in MS

Livability — D'Lo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 440
• Population (ZIP): 2,748

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 26,197 people
• By 2030: 25,474 · -2.8%
• By 2040: 23,811 · -9.1%
• By 2050: 22,024 · -15.9%
• By 2075: 17,701 · -32.4%
• By 2100: 13,732 · -47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 37% Hispanic / Latino 3% Pacific Islander 3% Two or more races 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+36.7) · D 31.4% · R 68.1%
• 2008→2024 swing: -14.3pp toward R · 2008: -22.4pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+30.4 2016: R+30.9 2012: R+22.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.09%
• Current HPI: 223.6
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+358.5% since first listed

9 events — show timeline

• 2026-04-01 Listed $160,000 MLSU
• 2020-03-26 Sold (MLS) — MLSU
• 2020-02-17 Listed $135,000 MLSU
• 2017-04-20 Sold (MLS) — MLSU
• 2017-01-24 Listed $86,900 MLSU
• 2012-06-18 Listing Removed — MLSU
• 2012-06-06 Listed $59,900 MLSU
• 2008-02-12 Sold (MLS) — MLSU
• 2007-10-09 Listed $34,900 MLSU