2121 SW Gene Rd · Bogue Chitto, MS 39601

$149,500

2 bd · 1.5 ba · 476 sqft · SingleFamily public records · 49 Days on market

Built 2015 1.78 ac lot

---

Why this score? — see what drove the F 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 +9.1/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away in a quiet country setting, this charming home offers the perfect blend of comfort, simplicity, and functionality. Situated on a beautiful 1.05 +/- acre lot, this very clean and well-maintained property is ideal for those seeking a peaceful retreat or a manageable country homestead. The home features 2 bedroom and 1.5 baths, offering an efficient layout that feels both cozy and practical. The home enjoys a mini split AC/ Heating unit. A comfortable back porch invites you to relax and enjoy the surrounding scenery, while the fenced backyard provides a great space for pets or outdoor enjoyment. In addition to the home, the property is well-equipped with excellent improvements. A 24' x 42' insulated workshop with an overhead door and electricity is perfect for hobbies, storage, or small business use. There is also an 18' x 42' shed, ideal for housing lawn equipment, tools, or additional storage needs. Located in the desirable West Lincoln School District, this property offers both convenience and a quiet rural atmosphere. Whether you're looking for a starter home, downsizing, or a weekend getaway, this charming country property is a must-see.

Key facts

• 1.05 acre lot
• Insulated workshop
• Electricity

Tags

• 1.05 ACRE LOT
• BACK PORCH
• FENCED BACKYARD
• INSULATED WORKSHOP
• OVERHEAD DOOR
• ELECTRICITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (34.1% below list).
• Recommended offer: $98k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.9% in Bogue Chitto — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 45/100 on livability (#353 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Lincoln County School District (rural): math 33% / reading 42% proficiency, ranked #46 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 172 active listings in the ZIP; 10 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $98,484 (34.1% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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: 0.66% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-31,642
• Equity at exit: $22,291

10-year hold

• IRR: -15.9%
• Equity multiple: 0.11×
• Total profit: $-37,300
• Equity at exit: $12,926

Cash invested: $41,860 (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 39601

• Home prices YoY: -26.6%
• Active inventory: 172
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-115

Break-even live

Break-even rent $1,131

Max offer price $129,127

Occupancy floor —

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-04
   statusdays on market $149,500 Pending 49 DOM
2. 2026-06-02
   days on market $149,500 Active 48 DOM
3. 2026-06-01
   days on market $149,500 Active 47 DOM
4. 2026-05-31
   days on market $149,500 Active 46 DOM
5. 2026-04-30
   price $149,500 1181-char remark

   Show marketing remark (1181 chars)

   Tucked away in a quiet country setting, this charming home offers the perfect blend of comfort, simplicity, and functionality. Situated on a beautiful 1.05 +/- acre lot, this very clean and well-maintained property is ideal for those seeking a peaceful retreat or a manageable country homestead. The home features 2 bedroom and 1.5 baths, offering an efficient layout that feels both cozy and practical. The home enjoys a mini split AC/ Heating unit. A comfortable back porch invites you to relax and enjoy the surrounding scenery, while the fenced backyard provides a great space for pets or outdoor enjoyment. In addition to the home, the property is well-equipped with excellent improvements. A 24' x 42' insulated workshop with an overhead door and electricity is perfect for hobbies, storage, or small business use. There is also an 18' x 42' shed, ideal for housing lawn equipment, tools, or additional storage needs. Located in the desirable West Lincoln School District, this property offers both convenience and a quiet rural atmosphere. Whether you're looking for a starter home, downsizing, or a weekend getaway, this charming country property is a must-see.

6. 2026-04-15
   listed $139,500 Active 1181-char remark

   Show marketing remark (1181 chars)

   Tucked away in a quiet country setting, this charming home offers the perfect blend of comfort, simplicity, and functionality. Situated on a beautiful 1.05 +/- acre lot, this very clean and well-maintained property is ideal for those seeking a peaceful retreat or a manageable country homestead. The home features 2 bedroom and 1.5 baths, offering an efficient layout that feels both cozy and practical. The home enjoys a mini split AC/ Heating unit. A comfortable back porch invites you to relax and enjoy the surrounding scenery, while the fenced backyard provides a great space for pets or outdoor enjoyment. In addition to the home, the property is well-equipped with excellent improvements. A 24' x 42' insulated workshop with an overhead door and electricity is perfect for hobbies, storage, or small business use. There is also an 18' x 42' shed, ideal for housing lawn equipment, tools, or additional storage needs. Located in the desirable West Lincoln School District, this property offers both convenience and a quiet rural atmosphere. Whether you're looking for a starter home, downsizing, or a weekend getaway, this charming country property is a must-see.

7. 2024-04-10
   soldstatus
8. 2024-04-08
   soldstatus 697-char remark

   Show marketing remark (697 chars)

   2 BEDROOM CABIN LOCATED IN THE WEST LINCOLN SCHOOL DISTRICT, IN MISSISSIPPI. THIS IS A MUST SEE WITH MANY POSSIBILITIES FOR THIS 3.28 ACRE PROPERTY. THERE IS A RECENTLY CONSTRUCTED METAL CARPORT. ONE OF THE BARNS HAS A DRIVE THRU, FISH CLEANING STATION WITH PLENTY OF WORKING ROOM FOR EQUIPMENT STORAGE ,ETC. THERE IS ALSO A MAN CAVE/OFFICE WITH A ROLLUP DOOR FOR YOUR CONVENIENCE. THIS BUILDING HAS INSULATION, NEW SIDING AND ROOF. ALSO ON THE PROPERTY YOU WILL FIND TWO MORE OUT BUILDINGS WITH ELECTRICITY LOCATED ON THE ADJOINING 2 ACRES WITH ROAD FRONTAGE. THERE IS ALSO A FENCE AROUND THE BACKYARD OF THE CABIN TO KEEP YOUR CHILDREN AND PETS SAFE.

9. 2024-02-20
   listed $109,500 697-char remark

   Show marketing remark (697 chars)

   2 BEDROOM CABIN LOCATED IN THE WEST LINCOLN SCHOOL DISTRICT, IN MISSISSIPPI. THIS IS A MUST SEE WITH MANY POSSIBILITIES FOR THIS 3.28 ACRE PROPERTY. THERE IS A RECENTLY CONSTRUCTED METAL CARPORT. ONE OF THE BARNS HAS A DRIVE THRU, FISH CLEANING STATION WITH PLENTY OF WORKING ROOM FOR EQUIPMENT STORAGE ,ETC. THERE IS ALSO A MAN CAVE/OFFICE WITH A ROLLUP DOOR FOR YOUR CONVENIENCE. THIS BUILDING HAS INSULATION, NEW SIDING AND ROOF. ALSO ON THE PROPERTY YOU WILL FIND TWO MORE OUT BUILDINGS WITH ELECTRICITY LOCATED ON THE ADJOINING 2 ACRES WITH ROAD FRONTAGE. THERE IS ALSO A FENCE AROUND THE BACKYARD OF THE CABIN TO KEEP YOUR CHILDREN AND PETS SAFE.

10. 2021-08-17
    soldstatus
11. 2021-04-14
    listed $85,000

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$616/yr (+$51/mo · 109.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,818
• − Mortgage interest: −$8,374
• − Property taxes: −$565
• − Insurance: −$748
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$4,349
• Taxable loss: −$4,108
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $-398/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: Lincoln County School District
• NCES district ID: 2802640
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,493
• Composite: 31.58/100
• National rank: #5950
• State rank: #46 of 130 in MS

Livability — Bogue Chitto

• Score: 45/100
• State rank: #353
• US rank: #26644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,748

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,188 people
• By 2030: 33,627 · -1.6%
• By 2040: 32,089 · -6.1%
• By 2050: 29,981 · -12.3%
• By 2075: 23,581 · -31.0%
• By 2100: 16,413 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 36% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+45.4) · D 27.0% · R 72.3%
• 2008→2024 swing: -13.2pp toward R · 2008: -32.2pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+39.0 2016: R+40.1 2012: R+31.1 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.93%
• Current HPI: 159.7072
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+75.9% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $149,500 MLSU
• 2026-04-15 Listed $139,500 MLSU
• 2024-04-10 Sold (Public Records) — Public Records
• 2024-04-08 Sold (MLS) — MLSU
• 2024-02-20 Listed $109,500 MLSU
• 2021-08-17 Sold (MLS) — MLSU
• 2021-04-14 Listed $85,000 MLSU

Property tax history

+71.7%/yr

Latest (2024): $565 · +119.7% YoY. Source: county tax records.