47 Tom Warner Rd · Tylertown, MS 39667

$99,000

4 bd · 1.0 ba · 1,692 sqft · SingleFamily public records · 75 Days on market

Built 1982 1.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor & Handy Man Special!! Large 4 bedroom, 2 bath home on 1 Acre. Home out in the country, just needs some updates but has endless possibilities, it features a large front porch, kitchen with breakfast nook, sizable living area with fireplace, additional family room, spacious bedrooms and bathrooms. This home has a privacy fence, metal outdoor storage building and is located on a quiet road. Home is 13 minutes from Downtown Tylertown. Come make this home yours! Call today to schedule a showing. Selling As-Is.

Key facts

• New floors
• New plumbing
• Fenced yard

Tags

• NEW HVAC
• NEW WINDOWS
• NEW PLUMBING
• NEW BATHROOMS
• NEW FLOORS
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.1% in Tylertown — 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 69/100 on livability (#46 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Walthall County School District (rural): math 22% / reading 23% proficiency, ranked #86 of 130 in MS (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Walthall County population projected at -30% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $41k (29%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.37% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 6.1

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $10,480
• Equity at exit: $14,761

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $43,280
• Equity at exit: $8,560

Cash invested: $27,720 (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 39667

• Home prices YoY: -18.4%
• Active inventory: 90
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $416

Break-even live

Break-even rent $825

Max offer price $99,000

Occupancy floor 64%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-13
   status Pending
2. 2026-04-01
   price $99,000
3. 2026-03-27
   price $109,000
4. 2026-03-25
   price $125,000
5. 2026-03-03
   price $129,000
6. 2026-02-16
   price $134,900
7. 2026-02-02
   status Active
8. 2026-01-21
   historical
9. 2026-01-16
   listed $139,999 Active
10. 2025-09-30
    status Active
11. 2025-08-28
    status Pending
12. 2025-08-28
    historical
13. 2025-05-15
    listed $139,500 Active
14. 2024-05-13
    soldstatus Closed 525-char remark

    Show marketing remark (525 chars)

    Investor & Handy Man Special!! Large 4 bedroom, 2 bath home on 1 Acre. Home out in the country, just needs some updates but has endless possibilities, it features a large front porch, kitchen with breakfast nook, sizable living area with fireplace, additional family room, spacious bedrooms and bathrooms. This home has a privacy fence, metal outdoor storage building and is located on a quiet road. Home is 13 minutes from Downtown Tylertown. Come make this home yours! Call today to schedule a showing. Selling As-Is.

15. 2024-04-17
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Investor & Handy Man Special!! Large 4 bedroom, 2 bath home on 1 Acre. Home out in the country, just needs some updates but has endless possibilities, it features a large front porch, kitchen with breakfast nook, sizable living area with fireplace, additional family room, spacious bedrooms and bathrooms. This home has a privacy fence, metal outdoor storage building and is located on a quiet road. Home is 13 minutes from Downtown Tylertown. Come make this home yours! Call today to schedule a showing. Selling As-Is.

16. 2024-04-10
    price $40,000 525-char remark

    Show marketing remark (525 chars)

    Investor & Handy Man Special!! Large 4 bedroom, 2 bath home on 1 Acre. Home out in the country, just needs some updates but has endless possibilities, it features a large front porch, kitchen with breakfast nook, sizable living area with fireplace, additional family room, spacious bedrooms and bathrooms. This home has a privacy fence, metal outdoor storage building and is located on a quiet road. Home is 13 minutes from Downtown Tylertown. Come make this home yours! Call today to schedule a showing. Selling As-Is.

17. 2024-04-01
    price $50,000 525-char remark

    Show marketing remark (525 chars)

    Investor & Handy Man Special!! Large 4 bedroom, 2 bath home on 1 Acre. Home out in the country, just needs some updates but has endless possibilities, it features a large front porch, kitchen with breakfast nook, sizable living area with fireplace, additional family room, spacious bedrooms and bathrooms. This home has a privacy fence, metal outdoor storage building and is located on a quiet road. Home is 13 minutes from Downtown Tylertown. Come make this home yours! Call today to schedule a showing. Selling As-Is.

18. 2024-03-22
    price $55,500 525-char remark

    Show marketing remark (525 chars)

    Investor & Handy Man Special!! Large 4 bedroom, 2 bath home on 1 Acre. Home out in the country, just needs some updates but has endless possibilities, it features a large front porch, kitchen with breakfast nook, sizable living area with fireplace, additional family room, spacious bedrooms and bathrooms. This home has a privacy fence, metal outdoor storage building and is located on a quiet road. Home is 13 minutes from Downtown Tylertown. Come make this home yours! Call today to schedule a showing. Selling As-Is.

19. 2024-02-27
    price $59,000 525-char remark

    Show marketing remark (525 chars)

    Investor & Handy Man Special!! Large 4 bedroom, 2 bath home on 1 Acre. Home out in the country, just needs some updates but has endless possibilities, it features a large front porch, kitchen with breakfast nook, sizable living area with fireplace, additional family room, spacious bedrooms and bathrooms. This home has a privacy fence, metal outdoor storage building and is located on a quiet road. Home is 13 minutes from Downtown Tylertown. Come make this home yours! Call today to schedule a showing. Selling As-Is.

20. 2024-02-15
    price $64,900 525-char remark

    Show marketing remark (525 chars)

    Investor & Handy Man Special!! Large 4 bedroom, 2 bath home on 1 Acre. Home out in the country, just needs some updates but has endless possibilities, it features a large front porch, kitchen with breakfast nook, sizable living area with fireplace, additional family room, spacious bedrooms and bathrooms. This home has a privacy fence, metal outdoor storage building and is located on a quiet road. Home is 13 minutes from Downtown Tylertown. Come make this home yours! Call today to schedule a showing. Selling As-Is.

21. 2024-02-08
    listed $69,000 Active 525-char remark

    Show marketing remark (525 chars)

    Investor & Handy Man Special!! Large 4 bedroom, 2 bath home on 1 Acre. Home out in the country, just needs some updates but has endless possibilities, it features a large front porch, kitchen with breakfast nook, sizable living area with fireplace, additional family room, spacious bedrooms and bathrooms. This home has a privacy fence, metal outdoor storage building and is located on a quiet road. Home is 13 minutes from Downtown Tylertown. Come make this home yours! Call today to schedule a showing. Selling As-Is.

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $16,228
• − Mortgage interest: −$5,546
• − Property taxes: −$1,098
• − Insurance: −$495
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,880
• Taxable income: $3,613
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $4,130/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: Walthall County School District
• NCES district ID: 2804440
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $31,939
• Composite: 18.26/100
• National rank: #8959
• State rank: #86 of 130 in MS

Livability — Tylertown

• Score: 69/100
• State rank: #46
• US rank: #8187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,138

Population outlook (Walthall County) Hauer SSP2

• Today (2025): 13,180 people
• By 2030: 12,361 · -6.2%
• By 2040: 10,728 · -18.6%
• By 2050: 9,233 · -29.9%
• By 2075: 6,445 · -51.1%
• By 2100: 4,955 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 43% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Walthall

• 2024 margin: Strong R (+26.9) · D 36.1% · R 63.0%
• 2008→2024 swing: -16.7pp toward R · 2008: -10.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.4 2016: R+15.2 2012: R+8.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.26%
• Current HPI: 147.5232
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+43.5% since first listed

21 events — show timeline

• 2026-04-13 Pending — MLSU
• 2026-04-01 Price Changed $99,000 MLSU
• 2026-03-27 Price Changed $109,000 MLSU
• 2026-03-25 Price Changed $125,000 MLSU
• 2026-03-03 Price Changed $129,000 MLSU
• 2026-02-16 Price Changed $134,900 MLSU
• 2026-02-02 Relisted — MLSU
• 2026-01-21 Listing Removed — MLSU
• 2026-01-16 Listed $139,999 MLSU
• 2025-09-30 Relisted — MLSU
• 2025-08-28 Pending — MLSU
• 2025-08-28 Listing Removed — MLSU
• 2025-05-15 Listed $139,500 MLSU
• 2024-05-13 Sold (MLS) — HAAR
• 2024-04-17 Pending — HAAR
• 2024-04-10 Price Changed $40,000 HAAR
• 2024-04-01 Price Changed $50,000 HAAR
• 2024-03-22 Price Changed $55,500 HAAR
• 2024-02-27 Price Changed $59,000 HAAR
• 2024-02-15 Price Changed $64,900 HAAR
• 2024-02-08 Listed $69,000 HAAR

Property tax history

+1.5%/yr

Latest (2025): $1,098 · +1.5% YoY. Source: county tax records.