71 Endville Rd · Sherman, MS 38826

$140,000

3 bd · 1.5 ba · 1,642 sqft · SingleFamily · 58 Days on market

Built 1942 Fair condition 1.00 ac lot ↓ 6% since listing

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

EXCELLENT LOCATION. .. This 3BD/1.5BA is easily accessed from I22 and Hwy 9, located in North Pontotoc school district. This property will be sold as is. It is located between two businesses and could easily be converted into a business. The backyard is fenced and there's a shop with an abundance of storage. All information is subject to verification.

Key facts

• Shop with storage
• Fenced backyard
• 1 acre lot

Tags

• NORTH PONTOTOC SCHOOL DISTRICT
• FENCED BACKYARD
• SHOP WITH STORAGE

Property features AI

Finance

• Financial info: Annual tax approximately $756

Exterior

• Home design: Single-family residence; Contemporary style; Single-story
• Construction: Residential property
• Exterior features: Approximately 1 acre lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#195 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools F, amenities F, commute F.
• Pontotoc County School District (rural): math 48% / reading 40% proficiency, ranked #31 of 130 in MS (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; solid renter incomes; 86 units permitted in Pontotoc County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.0

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $131
• Equity at exit: $20,874

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $29,565
• Equity at exit: $12,105

Cash invested: $39,200 (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 38826

• Home prices YoY: -5.7%
• Active inventory: 46
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $358

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 74%

Sensitivity live

Price	-10% $455	-5% $406	+0% $358	+5% $309	+10% $261
Rent	-10% $225	-5% $292	+0% $358	+5% $424	+10% $490
Rate	-1.0pp $428	-0.5pp $393	base $358	+0.5pp $322	+1.0pp $285

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $140,000 Active 58 DOM
2. 2026-06-18
   days on market $140,000 Active 57 DOM
3. 2026-06-17
   days on market $140,000 Active 56 DOM
4. 2026-06-16
   days on market $140,000 Active 55 DOM
5. 2026-06-15
   days on market $140,000 Active 54 DOM
6. 2026-06-14
   days on market $140,000 Active 52 DOM
7. 2026-06-12
   days on market $140,000 Active 51 DOM
8. 2026-06-09
   days on market $140,000 Active 48 DOM
9. 2026-06-08
   days on market $140,000 Active 47 DOM
10. 2026-06-07
    statusdays on market $140,000 Active 46 DOM
11. 2026-06-01
    statusdays on market $140,000 Pending 44 DOM
12. 2026-05-21
    price $140,000
13. 2026-04-15
    listed $150,000 Active
14. 2025-10-23
    price $125,000
15. 2025-09-26
    price $129,000
16. 2025-08-28
    price $139,000
17. 2025-07-28
    listed $149,000 Active

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

Taxation est. · year 1

• Rental income: $20,132
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$4,073
• Taxable income: $2,196
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $3,767/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including painting, updating the kitchen, and improving the landscaping, to increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Worn and dated appearance with missing hardware.
• Major Bathroom fixtures — Outdated and lacking storage space.
• Moderate Exterior siding — Signs of wear and tear, with some areas loose or damaged.
• Major Interior walls — Peeling paint in some areas, indicating a need for repainting.
• Major Landscaping — Overgrown and unkempt, detracting from curb appeal

Value-add opportunities

• Both Painting interior walls — Fresh paint can improve the overall appearance and value of the home.
• Both Upgrading kitchen cabinets and fixtures — Modernizing the kitchen can increase both resale and rental value.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly boost the home's curb appeal and value.
• Both Refrigerator and other appliances — Upgrading appliances can make the home more attractive to potential buyers or renters.
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance with missing hardware.	Major	$15,000–50,000
Bathroom fixtures · Outdated and lacking storage space.	Major	$15,000–50,000
Exterior siding · Signs of wear and tear, with some areas loose or damaged.	Moderate	$3,000–15,000
Interior walls · Peeling paint in some areas, indicating a need for repainting.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, detracting from curb appeal	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both Painting interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Upgrading kitchen cabinets and fixtures — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly boost the home's curb appeal and value. ↑
• Both Refrigerator and other appliances — Upgrading appliances can make the home more attractive to potential buyers or renters. ↑
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pontotoc County School District
• NCES district ID: 2803660
• Math proficiency: 48% ▼ -7.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $38,709
• Composite: 36.77/100
• National rank: #4572
• State rank: #31 of 130 in MS

Livability — Sherman

• Score: 61/100
• State rank: #195
• US rank: #17942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 52,445 people
• City population: 297
• Metro: Tupelo, MS
• Population (ZIP): 5,894
• Household income: $75,862
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 51.0

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 32,690 people
• By 2030: 33,445 · +2.3%
• By 2040: 34,588 · +5.8%
• By 2050: 35,066 · +7.3%
• By 2075: 35,241 · +7.8%
• By 2100: 32,290 · -1.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 4% Pacific Islander 4% Two or more races 3% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 94% English-only · Tagalog/Filipino 4% Korean 2%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+67.7) · D 15.7% · R 83.5%
• 2008→2024 swing: -15.3pp toward R · 2008: -52.4pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+62.2 2016: R+62.0 2012: R+53.6 2008: R+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.53%
• Current HPI: 173.5682
• Rent YoY: —
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-6.0% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $140,000 NEMSBD
• 2026-04-15 Listed $150,000 NEMSBD
• 2025-10-23 Price Changed $125,000 NEMSBD
• 2025-09-26 Price Changed $129,000 NEMSBD
• 2025-08-28 Price Changed $139,000 NEMSBD
• 2025-07-28 Listed $149,000 NEMSBD