40062 Hamilton Rd · New Hamilton, MS 39746

$170,000

5 bd · 3.0 ba · 3,077 sqft · SingleFamily · 79 Days on market

Built 1940 $55/sqft · 14% below area Est $199k · 14% under ↓ 23% since listing

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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).

• ARV discount +14.0/15.0
• Appreciation +7.6/10.0
• Cash flow +7.2/30.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

This 5 bedroom 3 bath with bonus room has original hardwood floors. Large master bedroom and bath downstairs. The big back yard is partially fenced and has a slab for a storage building. Hamilton School District. Home is being sold as is.

Key facts

• Partially fenced
• Big back yard
• Built 1940

Tags

• ORIGINAL HARDWOOD FLOORS
• BIG BACK YARD
• PARTIALLY FENCED
• SLAB FOR STORAGE BUILDING
• HAMILTON SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (29.9% below list).
• Recommended offer: $119k (29.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#157 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Monroe County School District (rural): math 55% / reading 42% proficiency, ranked #17 of 130 in MS (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.1% local appreciation)).
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1940 — 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 $119,155 (29.9% 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 79 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.89%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $198,640
• List price: $170,000
• Delta: -14.42%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.53×
• Total profit: $25,363
• Equity at exit: $97,437

10-year hold

• IRR: 10.0%
• Equity multiple: 2.87×
• Total profit: $89,119
• Equity at exit: $169,081

Cash invested: $47,600 (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 39746

• Home prices YoY: 3.9%
• Active inventory: 7
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-234

Break-even live

Break-even rent $1,487

Max offer price $136,211

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-175	+0% $-234	+5% $-292	+10% $-351
Rent	-10% $-328	-5% $-281	+0% $-234	+5% $-186	+10% $-139
Rate	-1.0pp $-148	-0.5pp $-190	base $-234	+0.5pp $-278	+1.0pp $-322

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $170,000 Active 79 DOM
2. 2026-06-21
   days on market $170,000 Active 78 DOM
3. 2026-06-21
   days on market $170,000 Active 77 DOM
4. 2026-06-18
   days on market $170,000 Active 75 DOM
5. 2026-06-17
   days on market $170,000 Active 74 DOM
6. 2026-06-16
   days on market $170,000 Active 73 DOM
7. 2026-06-15
   days on market $170,000 Active 72 DOM
8. 2026-06-13
   days on market $170,000 Active 70 DOM
9. 2026-06-12
   days on market $170,000 Active 69 DOM
10. 2026-06-09
    days on market $170,000 Active 66 DOM
11. 2026-06-08
    days on market $170,000 Active 65 DOM
12. 2026-06-07
    days on market $170,000 Active 64 DOM
13. 2026-06-07
    days on market $170,000 Active 63 DOM
14. 2026-06-04
    days on market $170,000 Active 60 DOM
15. 2026-06-02
    days on market $170,000 Active 59 DOM
16. 2026-06-01
    days on market $170,000 Active 58 DOM
17. 2026-05-31
    days on market $170,000 Active 57 DOM
18. 2026-04-03
    listed $170,000 Active 238-char remark

    Show marketing remark (238 chars)

    This 5 bedroom 3 bath with bonus room has original hardwood floors. Large master bedroom and bath downstairs. The big back yard is partially fenced and has a slab for a storage building. Hamilton School District. Home is being sold as is.

19. 2025-09-05
    price $199,000
20. 2025-07-25
    listed $220,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,299
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$4,945
• Taxable loss: −$5,857
• Est. tax savings @ 24.0%: +$1,406
• After-tax cash flow: $-1,396/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: Monroe County School District
• NCES district ID: 2802940
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $44,077
• Composite: 41.04/100
• National rank: #3579
• State rank: #17 of 130 in MS

Livability — New Hamilton

• Score: 63/100
• State rank: #157
• US rank: #15392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Hamilton, MS
• Population (ZIP): 2,731

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 15% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 3%
• Foreign-born: 3% · Vietnam, Canada
• Languages at home: 96% English-only · Vietnamese 3% Spanish 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.11%
• Current HPI: 136.5149
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.7% since first listed

3 events — show timeline

• 2026-04-03 Listed $170,000 Fizber.com
• 2025-09-05 Price Changed $199,000 NEMSBD
• 2025-07-25 Listed $220,000 NEMSBD