722 Petree Clark Rd · Tremont, MS 38876

$79,000

2 bd · 1.0 ba · 1,101 sqft · Other public records · 113 Days on market

Built 1976 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 +26.4/30.0
• DSCR +9.0/10.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTORS!!! Home is being sold ''AS IS'' Some work has been done including new flooring, bathroom fixtures, and sheetrock. Open living room to kitchen and breakfast area. Property includes a fence and shop.

Key facts

• Shop
• Open living room
• New flooring

Tags

• NEW FLOORING
• BATHROOM FIXTURES
• OPEN LIVING ROOM
• FENCE
• SHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#180 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute F.
• Itawamba County School District (rural): math 35% / reading 31% proficiency, ranked #58 of 130 in MS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Itawamba County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($546 loan paydown + $6k appreciation (7.8% local appreciation)).
• Itawamba County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wind risk, 23% chance of damaging wind over 30y; moderate 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.24% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.82×
• Total profit: $40,341
• Equity at exit: $58,710

10-year hold

• IRR: 23.1%
• Equity multiple: 6.00×
• Total profit: $110,500
• Equity at exit: $115,312

Cash invested: $22,120 (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 38876

• Home prices YoY: 7.9%
• Active inventory: 5
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $141

Break-even live

Break-even rent $801

Max offer price $79,000

Occupancy floor 81%

Sensitivity live

Price	-10% $185	-5% $163	+0% $141	+5% $118	+10% $96
Rent	-10% $63	-5% $102	+0% $141	+5% $179	+10% $218
Rate	-1.0pp $180	-0.5pp $161	base $141	+0.5pp $120	+1.0pp $99

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $79,000 Active 113 DOM
2. 2026-06-18
   days on market $79,000 Active 112 DOM
3. 2026-06-17
   days on market $79,000 Active 111 DOM
4. 2026-06-16
   days on market $79,000 Active 110 DOM
5. 2026-06-15
   days on market $79,000 Active 109 DOM
6. 2026-06-14
   days on market $79,000 Active 107 DOM
7. 2026-06-12
   days on market $79,000 Active 106 DOM
8. 2026-06-09
   days on market $79,000 Active 103 DOM
9. 2026-06-08
   days on market $79,000 Active 102 DOM
10. 2026-06-07
    days on market $79,000 Active 101 DOM
11. 2026-06-05
    days on market $79,000 Active 98 DOM
12. 2026-06-02
    days on market $79,000 Active 96 DOM
13. 2026-06-01
    days on market $79,000 Active 95 DOM
14. 2026-05-31
    days on market $79,000 Active 94 DOM
15. 2026-05-30
    days on market $79,000 Active 93 DOM
16. 2026-04-13
    price $79,000 207-char remark

    Show marketing remark (207 chars)

    INVESTORS!!! Home is being sold ''AS IS'' Some work has been done including new flooring, bathroom fixtures, and sheetrock. Open living room to kitchen and breakfast area. Property includes a fence and shop.

17. 2026-02-26
    listed $82,000 Active 207-char remark

    Show marketing remark (207 chars)

    INVESTORS!!! Home is being sold ''AS IS'' Some work has been done including new flooring, bathroom fixtures, and sheetrock. Open living room to kitchen and breakfast area. Property includes a fence and shop.

18. 2023-05-11
    soldstatus 205-char remark

    Show marketing remark (205 chars)

    Home is being ''SOLD AS IS'', Will not go FHA or USDA financing. Check out this home on a dead end road in the country. Home features a 2 bedroom/ 1 bath. Living opens up to the kitchen and breakfast area.

19. 2023-03-29
    listed $39,900 205-char remark

    Show marketing remark (205 chars)

    Home is being ''SOLD AS IS'', Will not go FHA or USDA financing. Check out this home on a dead end road in the country. Home features a 2 bedroom/ 1 bath. Living opens up to the kitchen and breakfast area.

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,429 · $119/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $11,748
• − Mortgage interest: −$4,425
• − Property taxes: −$1,429
• − Insurance: −$1,192
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,298
• Taxable income: $524
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,562/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: Itawamba County School District
• NCES district ID: 2802100
• Math proficiency: 35% ▼ -19.00%
• Reading proficiency: 31% ▼ -14.00%
• Median HH income: $37,158
• Composite: 27.48/100
• National rank: #6956
• State rank: #58 of 130 in MS

Livability — Tremont

• Score: 62/100
• State rank: #180
• US rank: #16869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,168

Population outlook (Itawamba County) Hauer SSP2

• Today (2025): 24,011 people
• By 2030: 23,999 · +-0.0%
• By 2040: 23,738 · -1.1%
• By 2050: 22,962 · -4.4%
• By 2075: 20,240 · -15.7%
• By 2100: 16,503 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 5% Slovak 2%

Political lean MEDSL · Itawamba

• 2024 margin: Solid R (+80.0) · D 9.7% · R 89.7%
• 2008→2024 swing: -23.9pp toward R · 2008: -56.1pp · 2024: -80.0pp
• All cycles: 2024: R+80.0 2020: R+75.6 2016: R+75.6 2012: R+61.0 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.76%
• Current HPI: 106.2474
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+98.0% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $79,000 NEMSBD
• 2026-02-26 Listed $82,000 NEMSBD
• 2023-05-11 Sold (MLS) — NEMSBD
• 2023-03-29 Listed $39,900 NEMSBD

Property tax history

+5.9%/yr

Latest (2025): $1,429 · +15.2% YoY. Source: county tax records.