706 Vassar Dr · Tupelo, MS 38801

$190,000

3 bd · 1.0 ba · 1,708 sqft · SingleFamily public records · 38 Days on market

Built 1955 0.34 ac lot $111/sqft · at area comps Est $194k · at est.

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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 +10.5/30.0
• ARV discount +8.4/15.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spared no expense! Come see this beautifully remodeled 3Br/2Ba home in Tupelo! This home offers a huge back yard, newer roof, finished hardwood, tile, and lots of built ins which adds wonderful charm! This home is complete with new counter tops, cabinets and major appliances Other amenities include a large mud room/laundry room with storage galore and a walk in pantry!! Lots to see here! Call today! --

Key facts

• 0.34 acre lot
• Built 1955
• Listed 38 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single Family Residence; Residential property
• Exterior features: Lot approximately 0.34 acres; Lot dimensions about 100 x 147.2; Subdivision: Larelido

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.8% below list).
• Recommended offer: $147k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, amenities D+, employment D+.
• Tupelo Public School District (town): math 46% / reading 42% proficiency, ranked #28 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.3%/yr); 235 active listings in the ZIP; 154 units permitted in Lee County in 2024 (24 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 $6k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $146,743 (22.8% 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 38 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 10.8

CMA / ARV

• ARV (median comp): $193,752
• List price: $190,000
• Delta: -1.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Vassar Dr	0.02mi	4/2.0 (+1)	1,734 (+2%)	18mo	$110,000	$63	72
1420 Mitts Dr	0.57mi	3/2.0	1,668 (-2%)	19mo	$179,000	$107	50
624 Albany St	0.35mi	3/2.0	1,520 (-11%)	22mo	$195,000	$128	43
1906 Nelle St	0.52mi	3/2.0	1,600 (-6%)	23mo	$169,000	$106	42
366 Sagefield Dr	0.71mi	3/2.0	1,741 (+2%)	24mo	$235,000	$135	40
2010 Winfield Dr	0.58mi	3/2.0	1,830 (+7%)	22mo	$270,000	$148	39
2547 Arlington St	0.43mi	3/2.0	1,479 (-13%)	21mo	$159,000	$108	36
313 Hillfield Cv	0.58mi	4/2.0 (+1)	1,796 (+5%)	23mo	$242,000	$135	36
2560 Alpine St	0.44mi	3/2.0	1,479 (-13%)	24mo	$157,500	$106	33

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 · 7.3% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.43×
• Total profit: $-30,349
• Equity at exit: $28,330

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-4,721
• Equity at exit: $16,428

Cash invested: $53,200 (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 38801

• Home prices YoY: -20.7%
• Rents YoY: 7.3%
• Active inventory: 235
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-97

Break-even live

Break-even rent $1,590

Max offer price $172,884

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   status $190,000 Pending 38 DOM
2. 2026-06-08
   days on market $190,000 Active 38 DOM
3. 2026-06-07
   statusdays on market $190,000 Active 37 DOM
4. 2026-06-01
   statusdays on market $190,000 Pending 35 DOM
5. 2026-04-24
   listed $190,000 Active 514-char remark
6. 2024-09-24
   price $210,000
7. 2024-09-05
   price $220,000
8. 2024-08-17
   listed $225,000 Active
9. 2022-11-28
   soldstatus

   Show marketing remark (406 chars)

   Spared no expense! Come see this beautifully remodeled 3Br/2Ba home in Tupelo! This home offers a huge back yard, newer roof, finished hardwood, tile, and lots of built ins which adds wonderful charm! This home is complete with new counter tops, cabinets and major appliances Other amenities include a large mud room/laundry room with storage galore and a walk in pantry!! Lots to see here! Call today! --

10. 2022-11-28
    soldstatus $181,649

    Show marketing remark (406 chars)

    Spared no expense! Come see this beautifully remodeled 3Br/2Ba home in Tupelo! This home offers a huge back yard, newer roof, finished hardwood, tile, and lots of built ins which adds wonderful charm! This home is complete with new counter tops, cabinets and major appliances Other amenities include a large mud room/laundry room with storage galore and a walk in pantry!! Lots to see here! Call today! --

11. 2022-09-08
    listed $184,900

    Show marketing remark (406 chars)

    Spared no expense! Come see this beautifully remodeled 3Br/2Ba home in Tupelo! This home offers a huge back yard, newer roof, finished hardwood, tile, and lots of built ins which adds wonderful charm! This home is complete with new counter tops, cabinets and major appliances Other amenities include a large mud room/laundry room with storage galore and a walk in pantry!! Lots to see here! Call today! --

12. 2021-10-04
    soldstatus
13. 2021-10-04
    soldstatus $83,125
14. 2021-03-26
    listed $129,900
15. 2020-12-17
    soldstatus
16. 2020-12-17
    soldstatus $83,125
17. 2020-11-11
    listed $79,900

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,167 · $181/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,609
• − Mortgage interest: −$10,643
• − Property taxes: −$2,167
• − Insurance: −$950
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$5,527
• Taxable loss: −$4,496
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $-84/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: Tupelo Public School District
• NCES district ID: 2804320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $44,002
• Composite: 37.26/100
• National rank: #4456
• State rank: #28 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, MS
• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 29,858
• Household income: $62,946
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 890.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.12%
• Current HPI: 173.1355
• Rent YoY: ▲ 7.30%
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+137.8% since first listed

16 events — show timeline

• 2026-06-08 Pending — NEMSBD
• 2026-06-05 Relisted — NEMSBD
• 2026-06-01 Pending — NEMSBD
• 2026-04-24 Listed $190,000 NEMSBD
• 2024-09-24 Price Changed $210,000 NEMSBD
• 2024-09-05 Price Changed $220,000 NEMSBD
• 2024-08-17 Listed $225,000 NEMSBD
• 2022-11-28 Sold (Public Records) $181,649 Public Records
• 2022-11-28 Sold (MLS) — NEMSBD
• 2022-09-08 Listed $184,900 NEMSBD
• 2021-10-04 Sold (Public Records) $83,125 Public Records
• 2021-10-04 Sold (MLS) — NEMSBD
• 2021-03-26 Listed $129,900 NEMSBD
• 2020-12-17 Sold (Public Records) $83,125 Public Records
• 2020-12-17 Sold (MLS) — NEMSBD
• 2020-11-11 Listed $79,900 NEMSBD

Property tax history

+9.2%/yr

Latest (2025): $2,167 · +18.1% YoY. Source: county tax records.