377 Hall Rd · Harperville, MS 39074

$90,000

3 bd · 1.0 ba · 1,575 sqft · SingleFamily public records · 61 Days on market

Built 1991 1.00 ac lot $57/sqft · 75% below area ↓ 11% since listing

---

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 +27.8/30.0
• DSCR +9.8/10.0
• Appreciation +8.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Enjoy peaceful country living in this charming 3 bedroom, 2 bath home situated on a spacious 1 acre lot. This property features a huge basement, perfect for additional entertainment space, a game room, or extra storage. A two-car garage adds convenience and plenty of room for parking or additional storage. Outside, you'll find a large backyard with plenty of space to relax, entertain, or create your own outdoor oasis. With its quiet surroundings and open space, it's the perfect place to unwind while still enjoying all the comforts of home.

Key facts

• Huge basement
• Large backyard
• 1 acre lot

Tags

• HUGE BASEMENT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Scott County School District (rural): math 30% / reading 28% proficiency, ranked #71 of 130 in MS (top 55%) — 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: 61 active listings in the ZIP; 19 units permitted in Scott County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($622 loan paydown + $7k appreciation (7.8% local appreciation)).
• Scott County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $366,372
• List price: $90,000
• Delta: -75.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

7.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 3.11×
• Total profit: $53,169
• Equity at exit: $66,963

10-year hold

• IRR: 26.6%
• Equity multiple: 6.61×
• Total profit: $141,337
• Equity at exit: $131,597

Cash invested: $25,200 (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 39074

• Home prices YoY: 4.8%
• Active inventory: 61
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $273

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 71%

Sensitivity live

Price	-10% $335	-5% $304	+0% $273	+5% $242	+10% $211
Rent	-10% $184	-5% $228	+0% $273	+5% $318	+10% $363
Rate	-1.0pp $319	-0.5pp $296	base $273	+0.5pp $250	+1.0pp $226

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   pricedays on market $90,000 Active 61 DOM
2. 2026-06-18
   days on market $140,000 Active 59 DOM
3. 2026-06-17
   days on market $140,000 Active 58 DOM
4. 2026-06-16
   days on market $140,000 Active 57 DOM
5. 2026-06-15
   days on market $140,000 Active 56 DOM
6. 2026-06-13
   days on market $140,000 Active 54 DOM
7. 2026-06-12
   days on market $140,000 Active 53 DOM
8. 2026-06-09
   days on market $140,000 Active 50 DOM
9. 2026-06-08
   days on market $140,000 Active 49 DOM
10. 2026-06-07
    days on market $140,000 Active 48 DOM
11. 2026-06-07
    days on market $140,000 Active 47 DOM
12. 2026-06-04
    days on market $140,000 Active 44 DOM
13. 2026-06-02
    days on market $140,000 Active 43 DOM
14. 2026-06-01
    days on market $140,000 Active 42 DOM
15. 2026-05-31
    days on market $140,000 Active 41 DOM
16. 2026-04-20
    price $165,000 546-char remark

    Show marketing remark (546 chars)

    Enjoy peaceful country living in this charming 3 bedroom, 2 bath home situated on a spacious 1 acre lot. This property features a huge basement, perfect for additional entertainment space, a game room, or extra storage. A two-car garage adds convenience and plenty of room for parking or additional storage. Outside, you'll find a large backyard with plenty of space to relax, entertain, or create your own outdoor oasis. With its quiet surroundings and open space, it's the perfect place to unwind while still enjoying all the comforts of home.

17. 2026-04-20
    listed $185,000 Active 546-char remark

    Show marketing remark (546 chars)

    Enjoy peaceful country living in this charming 3 bedroom, 2 bath home situated on a spacious 1 acre lot. This property features a huge basement, perfect for additional entertainment space, a game room, or extra storage. A two-car garage adds convenience and plenty of room for parking or additional storage. Outside, you'll find a large backyard with plenty of space to relax, entertain, or create your own outdoor oasis. With its quiet surroundings and open space, it's the perfect place to unwind while still enjoying all the comforts of home.

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,598
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,618
• Taxable income: $1,963
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,808/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: Scott County School District
• NCES district ID: 2803900
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $34,396
• Composite: 23.9/100
• National rank: #7793
• State rank: #71 of 130 in MS

Livability — Harperville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 14,423

Population outlook (Scott County) Hauer SSP2

• Today (2025): 28,200 people
• By 2030: 27,923 · -1.0%
• By 2040: 26,898 · -4.6%
• By 2050: 25,341 · -10.1%
• By 2075: 20,244 · -28.2%
• By 2100: 13,845 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 41% White 39% Hispanic / Latino 15% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+23.9) · D 37.7% · R 61.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+18.2 2016: R+17.7 2012: R+9.0 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.77%
• Current HPI: 169.2022
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.8% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $165,000 MLSU
• 2026-04-20 Listed $185,000 MLSU

Property tax history

-6.1%/yr

Latest (2025): $79 · +0.0% YoY. Source: county tax records.