15197 Allen St · McCool, MS 39108

$139,000

2 bd · 2.0 ba · 1,731 sqft · Other public records · 27 Days on market

Built 1940

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Wonderful 3 bedroom, 1 1/2 bath house for sale in McCool, MS on one acre lot! Located one block from town center at 15197 Allen Street. Very large, freshly painted interior home with 1796 square feet, including the following newly carpeted areas: large family den with adjacent breakfast room, nice sized utility room, kitchen, 1/2 bath and bedroom. Carpet was removed in formal dining room, family living room and bedroom to reveal beautiful, stunning, original oak hardwood flooring from original 1940 build! Bedroom doors still have the original, vintage crystal glass knobs! Roof is in fantastic condition and less than 10 years old! House has a two car carport. Lot also has three storage buil

Key facts

• One acre lot
• Two car carport
• Built 1940

Tags

• ONE ACRE LOT
• ORIGINAL OAK HARDWOOD FLOORING
• VINTAGE CRYSTAL GLASS KNOBS
• FANTASTIC CONDITION ROOF
• TWO CAR CARPORT
• THREE STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (23.1% below list).
• Recommended offer: $107k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#206 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Attala County School District (rural): math 27% / reading 31% proficiency, ranked #72 of 130 in MS (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greenlee Attendance Center (math 42% / reading 42%, grade F, #108 of 375 statewide, top 30%, 291 students, 100% FRL); Ethel Attendance Center (math 22% / reading 37%, grade F, #91 of 197 statewide, top 49%, 287 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 3 units permitted in Attala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($961 loan paydown + $6k appreciation (4.4% local appreciation)).
• Attala County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,918 (23.1% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.68×
• Total profit: $26,593
• Equity at exit: $73,833

10-year hold

• IRR: 12.5%
• Equity multiple: 3.14×
• Total profit: $83,330
• Equity at exit: $123,519

Cash invested: $38,920 (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 39108

• Home prices YoY: 4.8%
• Active inventory: 11
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-12

Break-even live

Break-even rent $1,084

Max offer price $136,903

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $27	+0% $-12	+5% $-51	+10% $-91
Rent	-10% $-96	-5% $-54	+0% $-12	+5% $30	+10% $73
Rate	-1.0pp $58	-0.5pp $23	base $-12	+0.5pp $-48	+1.0pp $-85

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $139,000 Active 27 DOM
2. 2026-06-21
   days on market $139,000 Active 26 DOM
3. 2026-06-21
   days on market $139,000 Active 25 DOM
4. 2026-06-18
   days on market $139,000 Active 23 DOM
5. 2026-06-17
   days on market $139,000 Active 22 DOM
6. 2026-06-17
   price $139,000 Active 21 DOM
7. 2026-06-16
   days on market $149,500 Active 21 DOM
8. 2026-06-15
   days on market $149,500 Active 20 DOM
9. 2026-06-13
   days on market $149,500 Active 18 DOM
10. 2026-06-12
    days on market $149,500 Active 17 DOM
11. 2026-06-09
    days on market $149,500 Active 14 DOM
12. 2026-06-08
    days on market $149,500 Active 13 DOM
13. 2026-06-07
    days on market $149,500 Active 12 DOM
14. 2026-06-07
    days on market $149,500 Active 11 DOM
15. 2026-06-04
    days on market $149,500 Active 8 DOM
16. 2026-06-02
    days on market $149,500 Active 7 DOM
17. 2026-06-01
    days on market $149,500 Active 6 DOM
18. 2026-05-31
    days on market $149,500 Active 5 DOM
19. 2026-05-26
    listed $149,500 Active

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$262/yr (+$22/mo · 31.3%)

ⓘ 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: $12,830
• − Mortgage interest: −$7,786
• − Property taxes: −$836
• − Insurance: −$695
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$4,044
• Taxable loss: −$2,584
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $478/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: Attala County School District
• NCES district ID: 2800510
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $30,835
• Composite: 23.53/100
• National rank: #7865
• State rank: #72 of 130 in MS

Livability — McCool

• Score: 61/100
• State rank: #206
• US rank: #18380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCool, MS
• Population (ZIP): 1,935

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

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Black 40% Two or more races 5%
• Common ancestry: Slovak 3% Italian 1%
• Languages at home: 99% 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: ▲ 4.41%
• Current HPI: 96.5049
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $149,500 FSBO.com

Property tax history

-1.5%/yr

Latest (2025): $836 · -1.5% YoY. Source: county tax records.