3922 Highway 1 · Rena Lara, MS 38720

$35,000

1 bd · 1.0 ba · 1,464 sqft · Other public records · 36 Days on market

Built 1969

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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
• Appreciation +6.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Selling my family home, needs work. Started the remodeling. Right dead center of Rena Lara, MS. Great investment. It & acirc; & euro; & trade; s half mobile/built on. The number of rooms depends on how you want the layout. Send a text if interested, thank you.

Key facts

• Built 1969
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Coahoma County School District (rural): math 16% / reading 18% proficiency, ranked #103 of 130 in MS (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 26 units permitted in Coahoma County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $982 of equity ($242 loan paydown + $740 appreciation (2.1% local appreciation)).
• Coahoma County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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.
5. 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.
6. 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: 2.80% ✓
• Cap rate: 24.82%
• Cash-on-cash: 66.17%
• DSCR: 3.94
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.1%
• Equity multiple: 4.78×
• Total profit: $37,031
• Equity at exit: $14,024

10-year hold

• IRR: 70.3%
• Equity multiple: 9.74×
• Total profit: $85,694
• Equity at exit: $20,364

Cash invested: $9,800 (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 38720

• Home prices YoY: 2.3%
• Active inventory: 4
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $540

Break-even live

Break-even rent $297

Max offer price $35,000

Occupancy floor 40%

Sensitivity live

Price	-10% $560	-5% $550	+0% $540	+5% $530	+10% $521
Rent	-10% $463	-5% $502	+0% $540	+5% $579	+10% $618
Rate	-1.0pp $558	-0.5pp $549	base $540	+0.5pp $531	+1.0pp $522

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $35,000 Active 36 DOM
2. 2026-06-18
   days on market $35,000 Active 34 DOM
3. 2026-06-17
   days on market $35,000 Active 33 DOM
4. 2026-06-16
   days on market $35,000 Active 32 DOM
5. 2026-06-15
   days on market $35,000 Active 31 DOM
6. 2026-06-13
   days on market $35,000 Active 29 DOM
7. 2026-06-12
   days on market $35,000 Active 28 DOM
8. 2026-06-09
   days on market $35,000 Active 25 DOM
9. 2026-06-08
   days on market $35,000 Active 24 DOM
10. 2026-06-07
    days on market $35,000 Active 23 DOM
11. 2026-06-07
    days on market $35,000 Active 22 DOM
12. 2026-06-04
    days on market $35,000 Active 19 DOM
13. 2026-06-02
    days on market $35,000 Active 18 DOM
14. 2026-06-01
    days on market $35,000 Active 17 DOM
15. 2026-05-31
    days on market $35,000 Active 16 DOM
16. 2026-05-16
    listed $35,000 Active 253-char remark
17. 1965-01-11
    soldstatus

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $436 · $36/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $11,769
• − Mortgage interest: −$1,961
• − Property taxes: −$436
• − Insurance: −$175
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,018
• Taxable income: $6,297
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $4,973/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: Coahoma County School District
• NCES district ID: 2801110
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $27,590
• Composite: 13.28/100
• National rank: #9544
• State rank: #103 of 130 in MS

Livability — Rena Lara

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

Census & demographics

• Census place: Rena Lara, MS
• Population (ZIP): 549

Population outlook (Coahoma County) Hauer SSP2

• Today (2025): 21,158 people
• By 2030: 19,442 · -8.1%
• By 2040: 16,248 · -23.2%
• By 2050: 13,486 · -36.3%
• By 2075: 8,777 · -58.5%
• By 2100: 6,568 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 30% Two or more races 13% Hispanic / Latino 1%
• Common ancestry: Italian 13% Lithuanian 1% Scotch-Irish 1%

Political lean MEDSL · Coahoma

• 2024 margin: Solid D (+39.8) · D 69.4% · R 29.6% · Other 1.1%
• 2008→2024 swing: -4.5pp toward R · 2008: 44.3pp · 2024: 39.8pp
• All cycles: 2024: D+39.8 2020: D+42.9 2016: D+44.4 2012: D+50.3 2008: D+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.11%
• Current HPI: 92.5453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-16 Listed $35,000 FSBO.com
• 1965-01-11 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $436 · +2.7% YoY. Source: county tax records.