5978 Perryman · Osyka, MS 39657

$129,999

3 bd · 1.0 ba · 1,250 sqft · SingleFamily

Built 1969 2.00 ac lot ↓ 12% 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 +12.1/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

Key facts

• 2 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (15.2% below list).
• Recommended offer: $110k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#258 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D+, schools D.
• Amite County School District (rural): math 21% / reading 17% proficiency, ranked #95 of 130 in MS (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($899 loan paydown + $9k appreciation (6.6% local appreciation)).
• Amite County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major 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 $110,233 (15.2% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.99×
• Total profit: $36,020
• Equity at exit: $86,420

10-year hold

• IRR: 14.5%
• Equity multiple: 4.01×
• Total profit: $109,738
• Equity at exit: $160,943

Cash invested: $36,400 (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 39657

• Home prices YoY: 5.6%
• Active inventory: 18
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-94

Break-even live

Break-even rent $1,221

Max offer price $116,397

Occupancy floor —

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-08-28
   soldstatus Closed 340-char remark

   Show marketing remark (340 chars)

   Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

2. 2025-05-21
   historical
3. 2025-04-21
   historical Active Under Contract 340-char remark

   Show marketing remark (340 chars)

   Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

4. 2025-03-19
   price $129,999

   Show marketing remark (340 chars)

   Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

5. 2025-03-19
   price $129,999 340-char remark

   Show marketing remark (340 chars)

   Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

6. 2025-02-27
   price $145,000
7. 2025-02-15
   price $145,000 340-char remark

   Show marketing remark (340 chars)

   Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

8. 2024-05-04
   price $148,500 340-char remark

   Show marketing remark (340 chars)

   Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

9. 2024-01-11
   listed $148,500 Active

   Show marketing remark (340 chars)

   Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

10. 2024-01-11
    listed $150,000 Active 340-char remark

    Show marketing remark (340 chars)

    Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

11. 2024-01-11
    listed $129,999

    Show marketing remark (340 chars)

    Enjoy Country living and plenty of privacy within the piney woods located in Amite County! This affordable Home in good shape. 3 bedrooms 1 1/2 bathrooms on 2 Acres. This home features a spacious living room area that leads to a dining area and kitchen. Off the kitchen there is a large laundry room. Appliances include dishwasher and oven.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $13,228
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$3,782
• Taxable loss: −$3,350
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $-324/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: Amite County School District
• NCES district ID: 2800420
• Math proficiency: 21% ▲ 7.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $30,275
• Composite: 15.22/100
• National rank: #9340
• State rank: #95 of 130 in MS

Livability — Osyka

• Score: 59/100
• State rank: #258
• US rank: #20587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,591

Population outlook (Amite County) Hauer SSP2

• Today (2025): 11,300 people
• By 2030: 10,527 · -6.8%
• By 2040: 8,881 · -21.4%
• By 2050: 7,326 · -35.2%
• By 2075: 4,691 · -58.5%
• By 2100: 3,035 · -73.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 53% White 40% Two or more races 5%
• Common ancestry: Lithuanian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Amite

• 2024 margin: Solid R (+32.8) · D 33.0% · R 65.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -11.7pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+26.1 2016: R+22.7 2012: R+15.3 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.57%
• Current HPI: 123.6546
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.5% since first listed

11 events — show timeline

• 2025-08-28 Sold (MLS) — GSREIN
• 2025-05-21 Listing Removed — MLSU
• 2025-04-21 Contingent — GSREIN
• 2025-03-19 Price Changed $129,999 AcadianaMLS
• 2025-03-19 Price Changed $129,999 GSREIN
• 2025-02-27 Price Changed $145,000 AcadianaMLS
• 2025-02-15 Price Changed $145,000 GSREIN
• 2024-05-04 Price Changed $148,500 GSREIN
• 2024-01-11 Listed $129,999 MLSU
• 2024-01-11 Listed $150,000 GSREIN
• 2024-01-11 Listed $148,500 AcadianaMLS