16063 E Highway 16 · De Kalb, MS 39328

$89,900

3 bd · 1.0 ba · 1,685 sqft · SingleFamily public records · 7 Days on market

Built 1926 2.00 ac lot ↓ 18% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Updated home on 2 awesome acres. Home is selling with all furniture and appliances. Central heat and air, appliances are less than 4 years old. What a bargain. Tiered steel deck off kitchen overlooking shaded yard with huge oaks. Rural town with lots of privacy. Fenced yard with city utilities. Look today!

Key facts

• Attached garage
• Large backyard
• Back deck

Tags

• BACK DECK
• LARGE BACKYARD
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Siding exterior; Slab foundation; Metal roof; Built in public records (year reported in public records)
• Exterior features: Deck; 2-acre lot

Interior

• Kitchen: Dishwasher; Electric range; Oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Electric range; Oven

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 58/100 on livability (#264 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Kemper County School District (rural): math 14% / reading 17% proficiency, ranked #108 of 130 in MS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kemper County High School (math 5% / reading 22%, grade F, #153 of 197 statewide, top 78%, 323 students, 100% FRL).
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($622 loan paydown + $5k appreciation (5.9% local appreciation)).
• Kemper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $89,900

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.43% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.41%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 3.20×
• Total profit: $55,498
• Equity at exit: $56,117

10-year hold

• IRR: 31.7%
• Equity multiple: 6.56×
• Total profit: $139,844
• Equity at exit: $101,425

Cash invested: $25,172 (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 39328

• Home prices YoY: 5.0%
• Active inventory: 11
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $470

Break-even live

Break-even rent $691

Max offer price $89,900

Occupancy floor 58%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $89,900 Active 7 DOM
2. 2026-06-18
   days on market $89,900 Active 6 DOM
3. 2026-06-17
   days on market $89,900 Active 5 DOM
4. 2026-06-16
   days on market $89,900 Active 4 DOM
5. 2026-06-15
   days on market $89,900 Active 3 DOM
6. 2026-06-13
   remarks 362-char remark
7. 2026-06-13
   listed $89,900 Active 1 DOM

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$264/yr (+$22/mo · 59.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,436
• − Mortgage interest: −$5,036
• − Property taxes: −$446
• − Insurance: −$450
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,615
• Taxable income: $4,420
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $4,581/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: Kemper County School District
• NCES district ID: 2802310
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $29,122
• Composite: 12.18/100
• National rank: #9650
• State rank: #108 of 130 in MS

Livability — De Kalb

• Score: 58/100
• State rank: #264
• US rank: #21055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: De Kalb, MS
• Population (ZIP): 4,836

Population outlook (Kemper County) Hauer SSP2

• Today (2025): 9,167 people
• By 2030: 8,674 · -5.4%
• By 2040: 7,778 · -15.2%
• By 2050: 6,968 · -24.0%
• By 2075: 5,459 · -40.4%
• By 2100: 4,315 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 30% Two or more races 2%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Kemper

• 2024 margin: D (+16.9) · D 58.3% · R 41.4%
• 2008→2024 swing: -8.4pp toward R · 2008: 25.3pp · 2024: 16.9pp
• All cycles: 2024: D+16.9 2020: D+23.2 2016: D+22.6 2012: D+28.7 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 124.6451
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-17.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $89,900 MLSU
• 2021-03-11 Sold (MLS) — EMR
• 2020-12-31 Listed $109,000 EMR

Property tax history

-2.7%/yr

Latest (2025): $446 · +0.0% YoY. Source: county tax records.