10736 Arkabutla Rd · Arkabutla, MS 38618

$86,700

3 bd · 1.0 ba · 1,757 sqft · SingleFamily public records · 86 Days on market

Built 1943 1.00 ac lot $49/sqft · 68% below area ↓ 56% 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 +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

AUCTION-OCCUPIED. This affordable ranch home offers 3 beds, 1 bath, a covered front porch, and the home sits on approximately a 1 acre lot, offering ample room to expand. Come create your country retreat. Property is sold as-is with NO property disclosure, NO inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• Covered front porch
• 1 acre lot
• 1 acre lot

Tags

• COVERED FRONT PORCH
• 1 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $81k (6.0% 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.
• Tate County School District (rural): math 28% / reading 27% proficiency, ranked #74 of 130 in MS (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Strayhorn Elementary School (math 34% / reading 37%, grade F, #150 of 375 statewide, top 40%, 406 students, 99% FRL); Strayhorn High School (math 32% / reading 32%, grade F, #80 of 197 statewide, top 42%, 309 students, 99% FRL) — zoned schools average 99% FRL vs 69% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 114 units permitted in Tate County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $927 of equity ($599 loan paydown + $328 appreciation (0.4% local appreciation)).
• Tate County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,498 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.47% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.43%
• DSCR: 2.00
• GRM: 5.7

CMA / ARV

• ARV (median comp): $281,473
• List price: $86,700
• Delta: -69.20%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.15×
• Total profit: $27,911
• Equity at exit: $26,828

10-year hold

• IRR: 26.8%
• Equity multiple: 4.07×
• Total profit: $74,637
• Equity at exit: $33,600

Cash invested: $24,276 (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 38618

• Home prices YoY: 0.2%
• Active inventory: 75
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$455
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $454

Break-even live

Break-even rent $697

Max offer price $86,700

Occupancy floor 59%

Sensitivity live

Price	-10% $503	-5% $478	+0% $454	+5% $429	+10% $405
Rent	-10% $353	-5% $404	+0% $454	+5% $504	+10% $554
Rate	-1.0pp $497	-0.5pp $476	base $454	+0.5pp $431	+1.0pp $408

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: $21,675
• Closing costs: $2,601
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   days on market $86,700 Active 86 DOM
2. 2026-06-05
   days on market $86,700 Active 83 DOM
3. 2026-06-03
   days on market $86,700 Active 82 DOM
4. 2026-06-02
   pricedays on market $86,700 Active 81 DOM
5. 2026-06-01
   days on market $87,200 Active 80 DOM
6. 2026-05-31
   days on market $87,200 Active 79 DOM
7. 2026-05-18
   price $87,200 571-char remark

   Show marketing remark (571 chars)

   AUCTION-OCCUPIED. This affordable ranch home offers 3 beds, 1 bath, a covered front porch, and the home sits on approximately a 1 acre lot, offering ample room to expand. Come create your country retreat. Property is sold as-is with NO property disclosure, NO inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

8. 2026-05-01
   price $97,400 571-char remark

   Show marketing remark (571 chars)

   AUCTION-OCCUPIED. This affordable ranch home offers 3 beds, 1 bath, a covered front porch, and the home sits on approximately a 1 acre lot, offering ample room to expand. Come create your country retreat. Property is sold as-is with NO property disclosure, NO inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

9. 2026-04-16
   price $113,100 571-char remark

   Show marketing remark (571 chars)

   AUCTION-OCCUPIED. This affordable ranch home offers 3 beds, 1 bath, a covered front porch, and the home sits on approximately a 1 acre lot, offering ample room to expand. Come create your country retreat. Property is sold as-is with NO property disclosure, NO inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

10. 2026-03-30
    price $136,700 571-char remark

    Show marketing remark (571 chars)

    AUCTION-OCCUPIED. This affordable ranch home offers 3 beds, 1 bath, a covered front porch, and the home sits on approximately a 1 acre lot, offering ample room to expand. Come create your country retreat. Property is sold as-is with NO property disclosure, NO inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

11. 2026-03-13
    listed $196,100 Active 571-char remark

    Show marketing remark (571 chars)

    AUCTION-OCCUPIED. This affordable ranch home offers 3 beds, 1 bath, a covered front porch, and the home sits on approximately a 1 acre lot, offering ample room to expand. Come create your country retreat. Property is sold as-is with NO property disclosure, NO inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

12. 2001-11-14
    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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,252
• − Mortgage interest: −$4,857
• − Property taxes: −$713
• − Insurance: −$434
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,522
• Taxable income: $4,286
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $4,417/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: Tate County School District
• NCES district ID: 2804230
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $41,975
• Composite: 23.38/100
• National rank: #7903
• State rank: #74 of 130 in MS

Livability — Arkabutla

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

Census & demographics

• Population (ZIP): 10,022

Population outlook (Tate County) Hauer SSP2

• Today (2025): 27,577 people
• By 2030: 26,872 · -2.6%
• By 2040: 25,319 · -8.2%
• By 2050: 23,590 · -14.5%
• By 2075: 19,500 · -29.3%
• By 2100: 15,468 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 31% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Tate

• 2024 margin: Solid R (+43.8) · D 27.6% · R 71.4%
• 2008→2024 swing: -22.8pp toward R · 2008: -20.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+34.5 2016: R+31.4 2012: R+18.4 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.38%
• Current HPI: 240.3401
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-55.5% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $87,200 MLSU
• 2026-05-01 Price Changed $97,400 MLSU
• 2026-04-16 Price Changed $113,100 MLSU
• 2026-03-30 Price Changed $136,700 MLSU
• 2026-03-13 Listed $196,100 MLSU
• 2001-11-14 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $713 · +1.6% YoY. Source: county tax records.