11936 Mississippi 494 · Collinsville, MS 39325

$255,500

3 bd · 1.5 ba · 2,122 sqft · Other public records · 94 Days on market

Built 1975 $120/sqft · 6% below area Est $271k · 6% under ↓ 11% since listing

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Why this score? — see what drove the C 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 +23.7/30.0
• ARV discount +10.1/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated home on +/-2.7 acres in the desirable West Lauderdale school district, just minutes from Collinsville. This stunning property blends mid-century modern style with a touch of farmhouse charm and features a new roof, HVAC, interior and exterior paint, flooring, countertops, appliances, and treatment plant. Inside, you'll find a flexible floor plan with multiple living spaces, including a second living area that could serve as a dining room, office, or additional bedroom--offering endless possibilities. Outside, enjoy the expansive acreage along with a large shop, perfect for storage, hobbies, or workspace. Move-in ready with modern updates and room to grow! The seller is a licensed Real Estate Agent. Photos may include virtual staging for illustrative purposes.

Key facts

• Renovated home
• Hvac
• Flooring

Tags

• RENOVATED HOME
• NEW ROOF
• HVAC
• INTERIOR AND EXTERIOR PAINT
• FLOORING
• COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $256k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $256k).
• Recommended offer: $233k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#25 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lauderdale County School District (rural): math 37% / reading 41% proficiency, ranked #39 of 130 in MS (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lauderdale County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $232,505 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.07% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $271,101
• List price: $255,500
• Delta: -5.75%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-10,403
• Equity at exit: $38,096

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $30,815
• Equity at exit: $22,091

Cash invested: $71,540 (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 39325

• Home prices YoY: -16.7%
• Active inventory: 27
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,736 medium
• Mortgage (P&I): −$1,340
• Tax from tax record: −$228 /mo · $2,736/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $487

Break-even live

Break-even rent $2,119

Max offer price $255,500

Occupancy floor 77%

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: $63,875
• Closing costs: $7,665
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $255,500 Active 94 DOM
2. 2026-06-18
   days on market $255,500 Active 93 DOM
3. 2026-06-17
   days on market $255,500 Active 92 DOM
4. 2026-06-16
   days on market $255,500 Active 91 DOM
5. 2026-06-15
   pricedays on market $255,500 Active 90 DOM
6. 2026-06-14
   days on market $259,500 Active 88 DOM
7. 2026-06-12
   days on market $259,500 Active 87 DOM
8. 2026-06-09
   days on market $259,500 Active 84 DOM
9. 2026-06-08
   days on market $259,500 Active 83 DOM
10. 2026-06-07
    days on market $259,500 Active 82 DOM
11. 2026-06-05
    pricedays on market $259,500 Active 79 DOM
12. 2026-06-03
    days on market $265,000 Active 78 DOM
13. 2026-06-02
    days on market $265,000 Active 77 DOM
14. 2026-06-01
    days on market $265,000 Active 76 DOM
15. 2026-05-31
    days on market $265,000 Active 75 DOM
16. 2026-05-30
    days on market $265,000 Active 74 DOM
17. 2026-05-18
    price $265,000 790-char remark

    Show marketing remark (790 chars)

    Completely renovated home on +/-2.7 acres in the desirable West Lauderdale school district, just minutes from Collinsville. This stunning property blends mid-century modern style with a touch of farmhouse charm and features a new roof, HVAC, interior and exterior paint, flooring, countertops, appliances, and treatment plant. Inside, you'll find a flexible floor plan with multiple living spaces, including a second living area that could serve as a dining room, office, or additional bedroom--offering endless possibilities. Outside, enjoy the expansive acreage along with a large shop, perfect for storage, hobbies, or workspace. Move-in ready with modern updates and room to grow! The seller is a licensed Real Estate Agent. Photos may include virtual staging for illustrative purposes.

18. 2026-05-18
    status Active 790-char remark

    Show marketing remark (790 chars)

    Completely renovated home on +/-2.7 acres in the desirable West Lauderdale school district, just minutes from Collinsville. This stunning property blends mid-century modern style with a touch of farmhouse charm and features a new roof, HVAC, interior and exterior paint, flooring, countertops, appliances, and treatment plant. Inside, you'll find a flexible floor plan with multiple living spaces, including a second living area that could serve as a dining room, office, or additional bedroom--offering endless possibilities. Outside, enjoy the expansive acreage along with a large shop, perfect for storage, hobbies, or workspace. Move-in ready with modern updates and room to grow! The seller is a licensed Real Estate Agent. Photos may include virtual staging for illustrative purposes.

19. 2026-05-17
    historical Active Under Contract 790-char remark

    Show marketing remark (790 chars)

    Completely renovated home on +/-2.7 acres in the desirable West Lauderdale school district, just minutes from Collinsville. This stunning property blends mid-century modern style with a touch of farmhouse charm and features a new roof, HVAC, interior and exterior paint, flooring, countertops, appliances, and treatment plant. Inside, you'll find a flexible floor plan with multiple living spaces, including a second living area that could serve as a dining room, office, or additional bedroom--offering endless possibilities. Outside, enjoy the expansive acreage along with a large shop, perfect for storage, hobbies, or workspace. Move-in ready with modern updates and room to grow! The seller is a licensed Real Estate Agent. Photos may include virtual staging for illustrative purposes.

20. 2026-05-10
    price $279,800 790-char remark

    Show marketing remark (790 chars)

    Completely renovated home on +/-2.7 acres in the desirable West Lauderdale school district, just minutes from Collinsville. This stunning property blends mid-century modern style with a touch of farmhouse charm and features a new roof, HVAC, interior and exterior paint, flooring, countertops, appliances, and treatment plant. Inside, you'll find a flexible floor plan with multiple living spaces, including a second living area that could serve as a dining room, office, or additional bedroom--offering endless possibilities. Outside, enjoy the expansive acreage along with a large shop, perfect for storage, hobbies, or workspace. Move-in ready with modern updates and room to grow! The seller is a licensed Real Estate Agent. Photos may include virtual staging for illustrative purposes.

21. 2026-05-02
    price $284,500 790-char remark

    Show marketing remark (790 chars)

    Completely renovated home on +/-2.7 acres in the desirable West Lauderdale school district, just minutes from Collinsville. This stunning property blends mid-century modern style with a touch of farmhouse charm and features a new roof, HVAC, interior and exterior paint, flooring, countertops, appliances, and treatment plant. Inside, you'll find a flexible floor plan with multiple living spaces, including a second living area that could serve as a dining room, office, or additional bedroom--offering endless possibilities. Outside, enjoy the expansive acreage along with a large shop, perfect for storage, hobbies, or workspace. Move-in ready with modern updates and room to grow! The seller is a licensed Real Estate Agent. Photos may include virtual staging for illustrative purposes.

22. 2026-04-22
    price $289,500 790-char remark

    Show marketing remark (790 chars)

    Completely renovated home on +/-2.7 acres in the desirable West Lauderdale school district, just minutes from Collinsville. This stunning property blends mid-century modern style with a touch of farmhouse charm and features a new roof, HVAC, interior and exterior paint, flooring, countertops, appliances, and treatment plant. Inside, you'll find a flexible floor plan with multiple living spaces, including a second living area that could serve as a dining room, office, or additional bedroom--offering endless possibilities. Outside, enjoy the expansive acreage along with a large shop, perfect for storage, hobbies, or workspace. Move-in ready with modern updates and room to grow! The seller is a licensed Real Estate Agent. Photos may include virtual staging for illustrative purposes.

23. 2026-04-03
    price $294,500 790-char remark

    Show marketing remark (790 chars)

    Completely renovated home on +/-2.7 acres in the desirable West Lauderdale school district, just minutes from Collinsville. This stunning property blends mid-century modern style with a touch of farmhouse charm and features a new roof, HVAC, interior and exterior paint, flooring, countertops, appliances, and treatment plant. Inside, you'll find a flexible floor plan with multiple living spaces, including a second living area that could serve as a dining room, office, or additional bedroom--offering endless possibilities. Outside, enjoy the expansive acreage along with a large shop, perfect for storage, hobbies, or workspace. Move-in ready with modern updates and room to grow! The seller is a licensed Real Estate Agent. Photos may include virtual staging for illustrative purposes.

24. 2026-03-17
    listed $298,000 Active 790-char remark

    Show marketing remark (790 chars)

    Completely renovated home on +/-2.7 acres in the desirable West Lauderdale school district, just minutes from Collinsville. This stunning property blends mid-century modern style with a touch of farmhouse charm and features a new roof, HVAC, interior and exterior paint, flooring, countertops, appliances, and treatment plant. Inside, you'll find a flexible floor plan with multiple living spaces, including a second living area that could serve as a dining room, office, or additional bedroom--offering endless possibilities. Outside, enjoy the expansive acreage along with a large shop, perfect for storage, hobbies, or workspace. Move-in ready with modern updates and room to grow! The seller is a licensed Real Estate Agent. Photos may include virtual staging for illustrative purposes.

ⓘ 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: $2,736 · $228/mo
• Projected year-2 tax: $2,736 · $228/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $32,829
• − Mortgage interest: −$14,312
• − Property taxes: −$2,736
• − Insurance: −$1,278
• − Repairs & maintenance: −$2,626
• − Management: −$2,626
• − Depreciation: −$7,433
• Taxable income: $1,818
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $5,407/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: Lauderdale County School District
• NCES district ID: 2802430
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $45,778
• Composite: 33.25/100
• National rank: #5517
• State rank: #39 of 130 in MS

Livability — Collinsville

• Score: 72/100
• State rank: #25
• US rank: #6359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,064

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 75,158 people
• By 2030: 72,770 · -3.2%
• By 2040: 67,309 · -10.4%
• By 2050: 61,797 · -17.8%
• By 2075: 49,790 · -33.8%
• By 2100: 39,797 · -47.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 12%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Strong R (+21.2) · D 39.0% · R 60.2%
• 2008→2024 swing: -2.3pp toward R · 2008: -18.9pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+16.0 2016: R+23.0 2012: R+15.5 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.84%
• Current HPI: 138.6021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.1% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $265,000 EMR
• 2026-05-18 Relisted — EMR
• 2026-05-17 Contingent — EMR
• 2026-05-10 Price Changed $279,800 EMR
• 2026-05-02 Price Changed $284,500 EMR
• 2026-04-22 Price Changed $289,500 EMR
• 2026-04-03 Price Changed $294,500 EMR
• 2026-03-17 Listed $298,000 EMR

Property tax history

+17.0%/yr

Latest (2025): $2,736 · +0.0% YoY. Source: county tax records.