127 County Road 8 · Belmont, MS 38847

$135,000

3 bd · 0.5 ba · 1,315 sqft · SingleFamily public records · 3 Days on market

Built 1962 1.00 ac lot

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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 +19.7/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3 bedroom, 1,058 sqft home sits on a spacious 1.29 acre lot and offers the perfect blend of updates and opportunity. The exterior features classic white brick curb appeal with an attached 3 car garage. Inside, you'll find fresh paint, new flooring, and new carpet throughout. With major updates already completed, this home is move - in ready while still offering the chance to add your own personal touches and value. Plenty of room to garden, play, or relax outdoors.

Key facts

• Fresh paint
• New carpet
• New flooring

Tags

• SPACIOUS 1.29 ACRE LOT
• FRESH PAINT
• NEW FLOORING
• NEW CARPET
• MOVE IN READY
• ROOM TO GARDEN

Property features AI

Exterior

• Home design: Single-family residence; Residential property
• Exterior features: Approximately 1.29-acre lot; Rural directions: Traveling Hwy 25, turn onto CR 864, 1 mile turn right onto CR 8, 1 mile house is on left; No subdivision

Interior

• Bathrooms: 1 full bathroom
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (11.0% below list).
• Recommended offer: $120k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#84 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Tishomingo County Sp Mun School District (rural): math 37% / reading 39% proficiency, ranked #49 of 130 in MS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 1 units permitted in Tishomingo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($933 loan paydown + $10k appreciation (7.5% local appreciation)).
• Tishomingo County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $69k; list at $135k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $120,193 (11.0% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.62×
• Total profit: $61,075
• Equity at exit: $97,665

10-year hold

• IRR: 20.9%
• Equity multiple: 5.48×
• Total profit: $169,522
• Equity at exit: $189,370

Cash invested: $37,800 (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 38847

• Home prices YoY: 4.9%
• Active inventory: 10
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $159

Break-even live

Break-even rent $1,000

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-16
   status $135,000 Pending 3 DOM
2. 2026-06-15
   days on market $135,000 Active 3 DOM
3. 2026-06-13
   remarks 475-char remark
4. 2026-06-13
   listed $135,000 Active 1 DOM

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$752/yr (+$63/mo · 239.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $14,423
• − Mortgage interest: −$7,562
• − Property taxes: −$314
• − Insurance: −$675
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,927
• Taxable loss: −$363
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $1,997/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: Tishomingo County Sp Mun School District
• NCES district ID: 2804260
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $33,342
• Composite: 31.24/100
• National rank: #6032
• State rank: #49 of 130 in MS

Livability — Belmont

• Score: 67/100
• State rank: #84
• US rank: #10819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,528

Population outlook (Tishomingo County) Hauer SSP2

• Today (2025): 19,535 people
• By 2030: 19,442 · -0.5%
• By 2040: 19,099 · -2.2%
• By 2050: 18,422 · -5.7%
• By 2075: 16,784 · -14.1%
• By 2100: 13,791 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4%
• Common ancestry: Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Tishomingo

• 2024 margin: Solid R (+78.9) · D 10.2% · R 89.1%
• 2008→2024 swing: -28.0pp toward R · 2008: -50.9pp · 2024: -78.9pp
• All cycles: 2024: R+78.9 2020: R+75.2 2016: R+73.7 2012: R+56.6 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.46%
• Current HPI: 159.4479
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+95.7% since first listed

2 events — show timeline

• 2026-06-12 Listed $135,000 NEMSBD
• 2020-05-04 Sold (Public Records) $69,000 Public Records

Property tax history

-14.9%/yr

Latest (2025): $314 · +10.9% YoY. Source: county tax records.