123 Clyde Meitzler Rd · Nicholson, MS 39466

$129,900

3 bd · 2.0 ba · 1,995 sqft · SingleFamily public records · 303 Days on market

Built 1982 1.75 ac lot $65/sqft · 59% below area ↓ 28% 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

Key facts

• Possible 4th bedroom
• Office space
• Huge breakfast area

Tags

• 1.75 ACRES
• FORMAL LIVING
• DINING
• HUGE BREAKFAST AREA
• POSSIBLE 4TH BEDROOM
• OFFICE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#260 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Picayune School District (town): math 31% / reading 34% proficiency, ranked #60 of 130 in MS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 344 active listings in the ZIP; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $50k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.11% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (median comp): $382,832
• List price: $129,900
• Delta: -66.07%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Dick Kennedy Rd	0.35mi	4/2.0 (+1)	1,739 (-13%)	24mo	$184,000	$106	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,192
• Equity at exit: $19,369

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $18,078
• Equity at exit: $11,231

Cash invested: $36,372 (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 39466

• Home prices YoY: -26.3%
• Active inventory: 344
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $265

Break-even live

Break-even rent $1,108

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-12
   status $129,900 Pending 303 DOM
2. 2026-06-09
   days on market $129,900 Active 303 DOM
3. 2026-06-08
   days on market $129,900 Active 302 DOM
4. 2026-06-07
   days on market $129,900 Active 301 DOM
5. 2026-06-07
   days on market $129,900 Active 300 DOM
6. 2026-06-04
   days on market $129,900 Active 297 DOM
7. 2026-06-03
   days on market $129,900 Active 296 DOM
8. 2026-06-01
   days on market $129,900 Active 295 DOM
9. 2026-05-31
   days on market $129,900 Active 294 DOM
10. 2026-04-16
    status Active 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

11. 2026-04-16
    historical 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

12. 2026-03-31
    status Active 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

13. 2026-03-14
    historical 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

14. 2026-01-08
    status Active 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

15. 2026-01-08
    price $129,900 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

16. 2025-11-25
    price $139,900 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

17. 2025-10-24
    price $149,900 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

18. 2025-09-09
    price $157,500 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

19. 2025-08-16
    price $164,900 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

20. 2025-06-21
    listed $179,900 Active 1006-char remark

    Show marketing remark (1006 chars)

    Looking for convenience to I-59 and a little land to call your own? Look no further. This spacious ranch style home is situated on 1.75 acres and has room to spare inside & out! First look period expires 07/20/2025. Through this date only owner occupants, eligible non profits or government entity can purchase. Investors not eligible to purchase until this period has expired. Offers will be reviewed after 7 days on the market. Offers will be reviewed after 7 days on the market. This Property was previously financed by a mortgage loan that was insured by the U. S. Department of Housing and Urban Development (“HUD”) and requires 30-day priority purchase period for Owner-Occupant buyers, Eligible Nonprofit Organizations, and governmental entities. Applicable buyers must submit the Notice of Interest document for offer review. (See Offer Instructions as attached). First Look Offerees will be granted a 10-business day due diligence (inspection) period from the date of notice.

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $17,316
• − Mortgage interest: −$7,276
• − Property taxes: −$1,681
• − Insurance: −$650
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$3,779
• Taxable income: $1,159
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,896/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: Picayune School District
• NCES district ID: 2803630
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $38,446
• Composite: 27.17/100
• National rank: #7025
• State rank: #60 of 130 in MS

Livability — Nicholson

• Score: 58/100
• State rank: #260
• US rank: #20802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nicholson, MS
• Population (ZIP): 28,292

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 9% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.32%
• Current HPI: 194.6541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-27.8% since first listed

11 events — show timeline

• 2026-04-16 Relisted — PRCBOR
• 2026-04-16 Delisted — PRCBOR
• 2026-03-31 Relisted — PRCBOR
• 2026-03-14 Delisted — PRCBOR
• 2026-01-08 Relisted — PRCBOR
• 2026-01-08 Price Changed $129,900 PRCBOR
• 2025-11-25 Price Changed $139,900 PRCBOR
• 2025-10-24 Price Changed $149,900 PRCBOR
• 2025-09-09 Price Changed $157,500 PRCBOR
• 2025-08-16 Price Changed $164,900 PRCBOR
• 2025-06-21 Listed $179,900 PRCBOR

Property tax history

+27.8%/yr

Latest (2025): $1,681 · -0.4% YoY. Source: county tax records.