106 N Kennedy St · Fulton, MS 38843

$48,250

3 bd · 1.0 ba · 1,256 sqft · SingleFamily · 18 Days on market

Built 1978 Poor condition 0.60 ac lot

---

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 +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location across from park. Great potential on this house. Sold as is. Brick house with attached carport, ''All offers must be submitted through the Homes4Purchase site''

Key facts

• Brick house
• Attached carport
• 0.6 acre lot

Tags

• LOCATION ACROSS FROM PARK
• BRICK HOUSE
• ATTACHED CARPORT

Property features AI

Finance

• Financial info: Annual taxes approximately $900

Exterior

• Parking: Attached carport
• Home design: Single-family residence
• Exterior features: Lot roughly 0.6 acres; Lot dimensions approximately 115 x 227 (irregular)

Interior

• Bathrooms: 1 full bathroom
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $48k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#133 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, employment D, amenities F.
• Itawamba County School District (rural): math 35% / reading 31% proficiency, ranked #58 of 130 in MS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 4 units permitted in Itawamba County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $334 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Itawamba County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $47,526 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1978 — 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 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?
5. 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.
6. 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.
7. 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: 2.00% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.15%
• DSCR: 2.70
• GRM: 4.2

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: 34.2%
• Equity multiple: 2.45×
• Total profit: $19,555
• Equity at exit: $7,194

10-year hold

• IRR: 41.1%
• Equity multiple: 4.87×
• Total profit: $52,316
• Equity at exit: $4,172

Cash invested: $13,510 (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 38843

• Home prices YoY: -31.9%
• Active inventory: 114
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$253
• Tax est. 1.5%: −$60 /mo · $724/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $430

Break-even live

Break-even rent $422

Max offer price $48,250

Occupancy floor 51%

Sensitivity live

Price	-10% $463	-5% $446	+0% $430	+5% $413	+10% $396
Rent	-10% $353	-5% $391	+0% $430	+5% $468	+10% $506
Rate	-1.0pp $454	-0.5pp $442	base $430	+0.5pp $417	+1.0pp $404

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: $12,062
• Closing costs: $1,448
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $48,250 Active 18 DOM
2. 2026-06-18
   days on market $48,250 Active 17 DOM
3. 2026-06-17
   days on market $48,250 Active 16 DOM
4. 2026-06-16
   days on market $48,250 Active 15 DOM
5. 2026-06-15
   days on market $48,250 Active 14 DOM
6. 2026-06-14
   days on market $48,250 Active 12 DOM
7. 2026-06-12
   remarks 175-char remark
8. 2026-06-12
   days on market $48,250 Active 11 DOM
9. 2026-06-09
   days on market $48,250 Active 8 DOM
10. 2026-06-08
    days on market $48,250 Active 7 DOM
11. 2026-06-07
    days on market $48,250 Active 6 DOM
12. 2026-06-05
    days on market $48,250 Active 3 DOM
13. 2026-06-01
    remarks 109-char remark
14. 2026-06-01
    listed $48,250 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,590
• − Mortgage interest: −$2,703
• − Property taxes: −$724
• − Insurance: −$241
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$1,404
• Taxable income: $4,664
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $4,035/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant structural and aesthetic issues need addressing to increase its value.

Repairs flagged

• Major ceiling and wall repairs — severe damage
• Major roof repairs — visible damage
• Major exterior siding repairs — damaged appearance
• Major flooring repairs — damaged condition

Value-add opportunities

• Both kitchen renovation — outdated cabinets and appliances
• Both bathroom renovation — poor condition
• Both roof repair — structural damage
• Both exterior siding repair — damaged appearance
• Both flooring replacement — damaged condition

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling and wall repairs · severe damage	Major	$15,000–50,000
roof repairs · visible damage	Major	$15,000–50,000
exterior siding repairs · damaged appearance	Major	$15,000–50,000
flooring repairs · damaged condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both kitchen renovation — outdated cabinets and appliances ↑
• Both bathroom renovation — poor condition ↑
• Both roof repair — structural damage ↑
• Both exterior siding repair — damaged appearance ↑
• Both flooring replacement — damaged condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Itawamba County School District
• NCES district ID: 2802100
• Math proficiency: 35% ▼ -19.00%
• Reading proficiency: 31% ▼ -14.00%
• Median HH income: $37,158
• Composite: 27.48/100
• National rank: #6956
• State rank: #58 of 130 in MS

Livability — Fulton

• Score: 64/100
• State rank: #133
• US rank: #14332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, MS
• Population (ZIP): 12,275

Population outlook (Itawamba County) Hauer SSP2

• Today (2025): 24,011 people
• By 2030: 23,999 · +-0.0%
• By 2040: 23,738 · -1.1%
• By 2050: 22,962 · -4.4%
• By 2075: 20,240 · -15.7%
• By 2100: 16,503 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 13% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Itawamba

• 2024 margin: Solid R (+80.0) · D 9.7% · R 89.7%
• 2008→2024 swing: -23.9pp toward R · 2008: -56.1pp · 2024: -80.0pp
• All cycles: 2024: R+80.0 2020: R+75.6 2016: R+75.6 2012: R+61.0 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.26%
• Current HPI: 124.4402
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-01 Listed $48,250 NEMSBD