1010 Angel St Unit A And B · Myrtle, MS 38650

$165,000

4 bd · 1.0 ba · 1,835 sqft · SingleFamily public records · 13 Days on market

Built 1900 0.87 ac lot

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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).

• Appreciation +9.0/10.0
• Cash flow +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0

Listing remarks

Recently remodeled 2300 sf historic home, 5/3, converted to a duplex, in Myrtle, MS! One side features 3 bedrooms (one with no window) and 2 bathrooms; the other offers 2 bedrooms and 1 bathroom. Each unit has its own entrance, private driveway, and access to a large, private, lush backyard. .87 acre lot. Newer AC. Some new appliances. Washer/dryer, refrigerator, and stove comes with each unit. New water heaters. Remodeled bath. Vinyl floors make for easy care. Nice, quiet street. The property also includes a garage (needs a door and repairs) and a charming potting shed with the capability to be electrified. Conveniently located near New Albany, Tupelo, and Oxford with easy access to a loc

Key facts

• Newer ac
• Private driveway
• New water heaters

Tags

• HISTORIC HOME
• CONVERTED TO A DUPLEX
• PRIVATE DRIVEWAY
• LARGE PRIVATE BACKYARD
• NEWER AC
• NEW WATER HEATERS

Property features AI

Exterior

• Parking: Detached garage (2 spaces); Additional parking for a total of 3 vehicles; Concrete parking surfaces
• Utilities: Public sewer; Well water; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence (duplex); One level; Updated/remodeled
• Construction: Vinyl exterior; Asphalt shingle roof; Conventional raised foundation; Built (year per public records)
• Exterior features: City lot

Interior

• Kitchen: Electric range
• Bedrooms: Includes bedrooms (one or more)
• Bathrooms: 3 full bathrooms
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (30.5% below list).
• Recommended offer: $115k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#105 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Union County School District (rural): math 54% / reading 48% proficiency, ranked #13 of 130 in MS (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 17 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (7.9% local appreciation)).
• Union County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $114,693 (30.5% 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 1900 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.26×
• Total profit: $58,116
• Equity at exit: $124,402

10-year hold

• IRR: 16.3%
• Equity multiple: 4.79×
• Total profit: $175,129
• Equity at exit: $246,033

Cash invested: $46,200 (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 38650

• Home prices YoY: 5.7%
• Active inventory: 32
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-140

Break-even live

Break-even rent $1,324

Max offer price $140,264

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-93	+0% $-140	+5% $-187	+10% $-233
Rent	-10% $-231	-5% $-185	+0% $-140	+5% $-95	+10% $-49
Rate	-1.0pp $-57	-0.5pp $-98	base $-140	+0.5pp $-183	+1.0pp $-226

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   status $165,000 Pending 13 DOM
2. 2026-06-09
   days on market $165,000 Active 13 DOM
3. 2026-06-08
   days on market $165,000 Active 12 DOM
4. 2026-06-07
   days on market $165,000 Active 11 DOM
5. 2026-06-03
   days on market $165,000 Active 7 DOM
6. 2026-06-02
   days on market $165,000 Active 6 DOM
7. 2026-06-01
   days on market $165,000 Active 5 DOM
8. 2026-05-31
   days on market $165,000 Active 4 DOM
9. 2026-05-30
   days on market $165,000 Active 3 DOM
10. 2026-05-27
    listed $165,000 Active
11. 2025-07-17
    historical
12. 2025-05-14
    listed $164,900 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $13,763
• − Mortgage interest: −$9,243
• − Property taxes: −$1,345
• − Insurance: −$825
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$4,800
• Taxable loss: −$4,651
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $-564/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: Union County School District
• NCES district ID: 2804350
• Math proficiency: 54% ▼ -15.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $37,935
• Composite: 42.49/100
• National rank: #3209
• State rank: #13 of 130 in MS

Livability — Myrtle

• Score: 65/100
• State rank: #105
• US rank: #12518

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: Myrtle, MS
• Population (ZIP): 5,072

Population outlook (Union County) Hauer SSP2

• Today (2025): 30,992 people
• By 2030: 32,294 · +4.2%
• By 2040: 34,789 · +12.3%
• By 2050: 36,987 · +19.3%
• By 2075: 40,835 · +31.8%
• By 2100: 40,538 · +30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 15%
• Common ancestry: Lithuanian 2% Iranian 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Union

• 2024 margin: Solid R (+70.1) · D 14.5% · R 84.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -49.9pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+64.8 2016: R+63.2 2012: R+51.0 2008: R+49.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.92%
• Current HPI: 146.3352
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.1% since first listed

3 events — show timeline

• 2026-05-27 Listed $165,000 MLSU
• 2025-07-17 Listing Removed — MLSU
• 2025-05-14 Listed $164,900 MLSU

Property tax history

+1.0%/yr

Latest (2025): $1,345 · -3.5% YoY. Source: county tax records.