541 Pecan St · Marks, MS 38646

$124,900

3 bd · 1.0 ba · 1,196 sqft · Other public records · 60 Days on market

Built 1950 6,098 sqft lot $104/sqft · 452% above area

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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).

• Cash flow +15.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

House in Marks, Ms. Just remodeled. Fresh paint. New flooring. Good starter house or investment

Key facts

• 6,098 sq ft lot
• Built 1950
• Listed 59 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One level; Living area reported by appraiser
• Construction: Asbestos and brick construction; Metal roof; Conventional foundation; Built year reported by appraiser
• Exterior features: Patio; Wood fencing; Other exterior features

Interior

• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Window air conditioning units
• Interior features: Laminate and vinyl flooring; Fireplace; Aluminum-framed windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $53 ($635/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (13.7% below list).
• Recommended offer: $108k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#115 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Quitman County School District (town): math 16% / reading 20% proficiency, ranked #98 of 130 in MS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Quitman County Elementary School (math 27% / reading 22%, grade F, #221 of 375 statewide, top 60%, 365 students, 100% FRL); Quitman County Middle School (math 12% / reading 19%, grade F, #132 of 179 statewide, top 74%, 272 students, 100% FRL); M. S. Palmer High School (math 15% / reading 15%, grade F, #148 of 197 statewide, top 76%, 215 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 5 active listings in the ZIP; 2 units permitted in Quitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Quitman County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1950 — 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 $107,781 (13.7% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $29,749
• List price: $124,900
• Delta: 319.85%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.53×
• Total profit: $18,392
• Equity at exit: $56,160

10-year hold

• IRR: 11.6%
• Equity multiple: 2.74×
• Total profit: $60,738
• Equity at exit: $86,550

Cash invested: $34,972 (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 38646

• Active inventory: 5
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $53

Break-even live

Break-even rent $1,011

Max offer price $124,900

Occupancy floor 90%

Sensitivity live

Price	-10% $124	-5% $88	+0% $53	+5% $18	+10% $-18
Rent	-10% $-32	-5% $10	+0% $53	+5% $95	+10% $138
Rate	-1.0pp $116	-0.5pp $85	base $53	+0.5pp $21	+1.0pp $-12

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $124,900 Active 60 DOM
2. 2026-06-21
   days on market $124,900 Active 59 DOM
3. 2026-06-21
   days on market $124,900 Active 58 DOM
4. 2026-06-18
   days on market $124,900 Active 56 DOM
5. 2026-06-17
   days on market $124,900 Active 55 DOM
6. 2026-06-16
   days on market $124,900 Active 54 DOM
7. 2026-06-15
   days on market $124,900 Active 53 DOM
8. 2026-06-13
   days on market $124,900 Active 51 DOM
9. 2026-06-12
   days on market $124,900 Active 50 DOM
10. 2026-06-09
    days on market $124,900 Active 47 DOM
11. 2026-06-08
    days on market $124,900 Active 46 DOM
12. 2026-06-07
    days on market $124,900 Active 45 DOM
13. 2026-06-05
    days on market $124,900 Active 43 DOM
14. 2026-06-04
    days on market $124,900 Active 41 DOM
15. 2026-06-02
    days on market $124,900 Active 40 DOM
16. 2026-06-01
    days on market $124,900 Active 39 DOM
17. 2026-05-31
    days on market $124,900 Active 38 DOM
18. 2026-04-23
    listed $124,900 Active 58-char remark
19. 2023-05-03
    soldstatus
20. 2023-05-01
    soldstatus Closed 95-char remark

    Show marketing remark (95 chars)

    House in Marks, Ms. Just remodeled. Fresh paint. New flooring. Good starter house or investment

21. 2023-04-05
    historical 95-char remark

    Show marketing remark (95 chars)

    House in Marks, Ms. Just remodeled. Fresh paint. New flooring. Good starter house or investment

22. 2023-01-23
    listed $49,000 95-char remark

    Show marketing remark (95 chars)

    House in Marks, Ms. Just remodeled. Fresh paint. New flooring. Good starter house or investment

23. 2022-08-26
    soldstatus
24. 2015-09-02
    soldstatus
25. 2001-08-17
    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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $92/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 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 25% 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: $12,934
• − Mortgage interest: −$6,996
• − Property taxes: −$1,098
• − Insurance: −$624
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$3,633
• Taxable loss: −$1,488
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $992/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: Quitman County School District
• NCES district ID: 2803810
• Math proficiency: 16% ▼ -22.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $24,502
• Composite: 13.81/100
• National rank: #9490
• State rank: #98 of 130 in MS

Livability — Marks

• Score: 65/100
• State rank: #115
• US rank: #13132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marks, MS
• Population (ZIP): 2,571

Population outlook (Quitman County) Hauer SSP2

• Today (2025): 6,540 people
• By 2030: 6,035 · -7.7%
• By 2040: 5,091 · -22.2%
• By 2050: 4,272 · -34.7%
• By 2075: 2,771 · -57.6%
• By 2100: 1,900 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 24% Two or more races 4%
• Common ancestry: Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Quitman

• 2024 margin: Solid D (+30.8) · D 64.4% · R 33.7% · Other 1.9%
• 2008→2024 swing: -4.5pp toward R · 2008: 35.2pp · 2024: 30.8pp
• All cycles: 2024: D+30.8 2020: D+34.8 2016: D+38.9 2012: D+43.2 2008: D+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+154.9% since first listed

8 events — show timeline

• 2026-04-23 Listed $124,900 MLSU
• 2023-05-03 Sold (Public Records) — Public Records
• 2023-05-01 Sold (MLS) — NCMBR
• 2023-04-05 Delisted — NCMBR
• 2023-01-23 Listed $49,000 NCMBR
• 2022-08-26 Sold (Public Records) — Public Records
• 2015-09-02 Sold (Public Records) — Public Records
• 2001-08-17 Sold (Public Records) — Public Records

Property tax history

+26.2%/yr

Latest (2025): $1,098 · -0.7% YoY. Source: county tax records.