1320 Boyd St · Water Valley, MS 38965

$109,900

4 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 91 Days on market

Built 1986 1.10 ac lot $98/sqft · 76% above area Est $81k · 36% over

---

Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently remodeled and handicap accessible. 4-bedroom and office. It is situated on just over one acre in the city limits. Agent related to the seller.

Key facts

• Remodeled
• City limits
• One acre

Tags

• REMODELED
• ONE ACRE
• CITY LIMITS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#233 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Water Valley School District (town): math 29% / reading 36% proficiency, ranked #61 of 130 in MS (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 24 units permitted in Yalobusha County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Yalobusha County population projected at -11% 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.93%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (median comp): $80,841
• List price: $109,900
• Delta: 35.95%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 1.90×
• Total profit: $27,771
• Equity at exit: $16,386

10-year hold

• IRR: 30.1%
• Equity multiple: 3.69×
• Total profit: $82,749
• Equity at exit: $9,502

Cash invested: $30,772 (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 38965

• Home prices YoY: -22.5%
• Active inventory: 71
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $716

Break-even live

Break-even rent $816

Max offer price $109,900

Occupancy floor 53%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $109,900 Active 91 DOM
2. 2026-06-18
   days on market $109,900 Active 90 DOM
3. 2026-06-17
   days on market $109,900 Active 89 DOM
4. 2026-06-16
   days on market $109,900 Active 88 DOM
5. 2026-06-15
   days on market $109,900 Active 87 DOM
6. 2026-06-14
   days on market $109,900 Active 85 DOM
7. 2026-06-12
   days on market $109,900 Active 84 DOM
8. 2026-06-09
   days on market $109,900 Active 81 DOM
9. 2026-06-08
   days on market $109,900 Active 80 DOM
10. 2026-06-07
    days on market $109,900 Active 79 DOM
11. 2026-06-05
    days on market $109,900 Active 76 DOM
12. 2026-06-03
    days on market $109,900 Active 75 DOM
13. 2026-06-02
    days on market $109,900 Active 74 DOM
14. 2026-06-01
    days on market $109,900 Active 73 DOM
15. 2026-05-31
    days on market $109,900 Active 72 DOM
16. 2026-05-30
    days on market $109,900 Active 71 DOM
17. 2026-04-20
    price $109,900 151-char remark

    Show marketing remark (151 chars)

    Recently remodeled and handicap accessible. 4-bedroom and office. It is situated on just over one acre in the city limits. Agent related to the seller.

18. 2026-03-20
    listed $119,900 Active 151-char remark

    Show marketing remark (151 chars)

    Recently remodeled and handicap accessible. 4-bedroom and office. It is situated on just over one acre in the city limits. Agent related to the seller.

19. 2014-02-19
    soldstatus 163-char remark

    Show marketing remark (163 chars)

    Located about 1 mile north of Davidson Elementary School, this home is nestled into a tight knitted neighborhood. This home also has two rooms built onto the back.

20. 2013-09-18
    listed $17,500 163-char remark

    Show marketing remark (163 chars)

    Located about 1 mile north of Davidson Elementary School, this home is nestled into a tight knitted neighborhood. This home also has two rooms built onto the back.

21. 1986-01-17
    soldstatus

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $868 · $72/mo
• Expected delta: +$599/yr (+$50/mo · 222.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $20,671
• − Mortgage interest: −$6,156
• − Property taxes: −$269
• − Insurance: −$550
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$3,197
• Taxable income: $7,192
• Est. tax owed @ 24.0%: −$1,726
• After-tax cash flow: $6,870/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: Water Valley School District
• NCES district ID: 2804500
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $36,107
• Composite: 26.92/100
• National rank: #7083
• State rank: #61 of 130 in MS

Livability — Water Valley

• Score: 60/100
• State rank: #233
• US rank: #19538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Water Valley, MS
• County: Yalobusha County · 8,963 people
• City population: 8,963
• Metro: Oxford, MS
• Population (ZIP): 8,963
• Household income: $58,258
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 113.0

Population outlook (Yalobusha County) Hauer SSP2

• Today (2025): 12,062 people
• By 2030: 11,811 · -2.1%
• By 2040: 11,297 · -6.3%
• By 2050: 10,771 · -10.7%
• By 2075: 9,679 · -19.8%
• By 2100: 8,400 · -30.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 3%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Yalobusha

• 2024 margin: Strong R (+20.9) · D 38.9% · R 59.9% · Other 1.2%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.0pp · 2024: -20.9pp
• All cycles: 2024: R+20.9 2020: R+13.6 2016: R+13.1 2012: R+4.4 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.65%
• Current HPI: 167.4446
• Rent YoY: —
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+528.0% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $109,900 NCMBR
• 2026-03-20 Listed $119,900 NCMBR
• 2014-02-19 Sold (MLS) — NCMBR
• 2013-09-18 Listed $17,500 NCMBR
• 1986-01-17 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $269 · +10.6% YoY. Source: county tax records.