200 Wildwood Ter · Kosciusko, MS 39090

$1,425,000

48 bd · 48.0 ba · 2,905 sqft · MultiFamily public records · 171 Days on market

Built 1980 3.16 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 24 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Kosciusko Family Apartments is a 24-unit, project-based Section 8 multifamily investment located at 200 Wildwood Terrace in Kosciusko, Mississippi. The property is 100% occupied and benefits from a long-term HUD HAP contract in place through 2036, providing stable, government-backed income. Built in 1983, the asset consists of approximately 19,247 square feet situated on ±3.15 acres and is zoned R-4 Multifamily. The property is considered turnkey and has been maintained in solid physical condition. Located in the county seat of Attala County, the property enjoys proximity to retail, medical, and educational amenities, with convenient access via Highway 12 and Highway 35. Offered at $1,425,000, this asset presents a compelling opportunity for investors seeking stable cash flow in a proven affordable housing market.

Key facts

• 3.16 acre lot
• Built 1980
• Listed 170 days

What this means for you Summary

Snapshot

• This is a 24 × 2-bed/2.0-bath units multifamily listed at $1.43M.

Deal economics

• At list price, monthly cash flow is $10k ($117k/yr) — positive. Per door: $407/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.43M).
• Recommended offer: $1.25M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#33 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Kosciusko School District (town): math 37% / reading 34% proficiency, ranked #54 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kosciusko Lower Elem (433 students, 99% FRL); Kosciusko Junior High School (math 48% / reading 33%, grade F, #60 of 179 statewide, top 37%, 500 students, 99% FRL); Kosciusko Senior High School (math 12% / reading 47%, grade F, #91 of 197 statewide, top 49%, 604 students, 100% FRL) — zoned schools average 99% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 3 units permitted in Attala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $43k of value loss. Plan a longer hold.
• Attala 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 $399k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($1.25M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,254,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.40%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.8%
• Equity multiple: 1.98×
• Total profit: $391,512
• Equity at exit: $212,472

10-year hold

• IRR: 31.7%
• Equity multiple: 3.86×
• Total profit: $1,141,900
• Equity at exit: $123,208

Cash invested: $399,000 (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 39090

• Home prices YoY: -20.7%
• Active inventory: 26
• Price-to-rent: 120.1×

Monthly cashflow live

• Estimated rent: $23,737 medium
• Mortgage (P&I): −$7,473
• Tax from tax record: −$910 /mo · $10,923/yr
• Insurance: −$594
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,985
• Net cashflow: $9,775

Break-even live

Break-even rent $11,363

Max offer price $1,425,000

Occupancy floor 54%

Sensitivity live

Price	-10% $10,582	-5% $10,179	+0% $9,775	+5% $9,372	+10% $8,969
Rent	-10% $7,900	-5% $8,838	+0% $9,775	+5% $10,713	+10% $11,651
Rate	-1.0pp $10,493	-0.5pp $10,138	base $9,775	+0.5pp $9,406	+1.0pp $9,030

24-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 24× units	2	2	$23,736
Total (24 units)			$23,737

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: $356,250
• Closing costs: $42,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $1,425,000 Active 171 DOM
2. 2026-06-21
   days on market $1,425,000 Active 170 DOM
3. 2026-06-18
   days on market $1,425,000 Active 168 DOM
4. 2026-06-17
   days on market $1,425,000 Active 167 DOM
5. 2026-06-16
   days on market $1,425,000 Active 166 DOM
6. 2026-06-15
   days on market $1,425,000 Active 165 DOM
7. 2026-06-13
   days on market $1,425,000 Active 163 DOM
8. 2026-06-12
   days on market $1,425,000 Active 162 DOM
9. 2026-06-09
   days on market $1,425,000 Active 159 DOM
10. 2026-06-08
    days on market $1,425,000 Active 158 DOM
11. 2026-06-07
    days on market $1,425,000 Active 157 DOM
12. 2026-06-07
    days on market $1,425,000 Active 156 DOM
13. 2026-06-04
    days on market $1,425,000 Active 153 DOM
14. 2026-06-02
    days on market $1,425,000 Active 152 DOM
15. 2026-06-01
    days on market $1,425,000 Active 151 DOM
16. 2026-05-31
    days on market $1,425,000 Active 150 DOM
17. 2026-01-01
    listed $1,425,000 Active 832-char remark

    Show marketing remark (832 chars)

    Kosciusko Family Apartments is a 24-unit, project-based Section 8 multifamily investment located at 200 Wildwood Terrace in Kosciusko, Mississippi. The property is 100% occupied and benefits from a long-term HUD HAP contract in place through 2036, providing stable, government-backed income. Built in 1983, the asset consists of approximately 19,247 square feet situated on ±3.15 acres and is zoned R-4 Multifamily. The property is considered turnkey and has been maintained in solid physical condition. Located in the county seat of Attala County, the property enjoys proximity to retail, medical, and educational amenities, with convenient access via Highway 12 and Highway 35. Offered at $1,425,000, this asset presents a compelling opportunity for investors seeking stable cash flow in a proven affordable housing market.

ⓘ 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: $10,923 · $910/mo
• Projected year-2 tax: $11,258 · $938/mo
• Expected delta: +$335/yr (+$28/mo · 3.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $284,844
• − Mortgage interest: −$79,822
• − Property taxes: −$10,923
• − Insurance: −$7,125
• − Repairs & maintenance: −$22,788
• − Management: −$22,788
• − Depreciation: −$41,455
• Taxable income: $99,945
• Est. tax owed @ 24.0%: −$23,987
• After-tax cash flow: $93,318/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: Kosciusko School District
• NCES district ID: 2802340
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $32,921
• Composite: 29.15/100
• National rank: #6581
• State rank: #54 of 130 in MS

Livability — Kosciusko

• Score: 71/100
• State rank: #33
• US rank: #6973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kosciusko, MS
• Population (ZIP): 11,811

Population outlook (Attala County) Hauer SSP2

• Today (2025): 17,767 people
• By 2030: 16,945 · -4.6%
• By 2040: 15,204 · -14.4%
• By 2050: 13,524 · -23.9%
• By 2075: 10,306 · -42.0%
• By 2100: 7,964 · -55.2%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Attala

• 2024 margin: Strong R (+23.3) · D 38.0% · R 61.3%
• 2008→2024 swing: -7.8pp toward R · 2008: -15.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+18.5 2016: R+19.9 2012: R+13.8 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.15%
• Current HPI: 119.0635
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-01 Listed $1,425,000 MLSU

Property tax history

+2.1%/yr

Latest (2025): $10,923 · -56.0% YoY. Source: county tax records.