430 Highway 32 E · Bruce, MS 38915

$110,000

3 bd · 1.0 ba · 1,517 sqft · SingleFamily public records · 35 Days on market

Built 1939

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

NO RENT TO OWN or RENTING!! 1.38 Acre lot This is an older house and does need some work that & acirc; & euro; & trade; s why it & acirc; & euro; & trade; s priced cheap. Willing to negotiate for a reasonable amount! ?? Peaceful Country Living with Room to Grow on 1.38 Acres! Welcome to your opportunity to own a spacious home in a quiet, beautiful setting! Situated on 1.38 acres, this property offers the perfect blend of privacy, potential, and value & acirc; & euro; & rdquo; ideal for anyone looking to create their dream home without starting from scratch. This home features approximately 1,700 square feet with a flexible layout that includes 2 bedr

Key facts

• 1.38 acre lot
• Flexible layout
• Two living areas

Tags

• 1.38 ACRE LOT
• FLEXIBLE LAYOUT
• TWO LIVING AREAS
• MAJOR UPDATES
• NEW ROOF
• NEARLY NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#147 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, health & safety D+, amenities F.
• Calhoun County School District (rural): math 28% / reading 29% proficiency, ranked #75 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 10 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $3k appreciation (2.4% local appreciation)).
• Calhoun County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.97×
• Total profit: $29,858
• Equity at exit: $45,635

10-year hold

• IRR: 19.5%
• Equity multiple: 3.68×
• Total profit: $82,489
• Equity at exit: $67,489

Cash invested: $30,800 (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 38915

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $318

Break-even live

Break-even rent $853

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $380	-5% $349	+0% $318	+5% $287	+10% $255
Rent	-10% $219	-5% $268	+0% $318	+5% $367	+10% $417
Rate	-1.0pp $373	-0.5pp $346	base $318	+0.5pp $289	+1.0pp $260

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-16
   days on market $110,000 Active 35 DOM
2. 2026-06-15
   days on market $110,000 Active 34 DOM
3. 2026-06-14
   days on market $110,000 Active 32 DOM
4. 2026-06-12
   days on market $110,000 Active 31 DOM
5. 2026-06-09
   days on market $110,000 Active 28 DOM
6. 2026-06-08
   days on market $110,000 Active 27 DOM
7. 2026-06-07
   days on market $110,000 Active 26 DOM
8. 2026-06-05
   days on market $110,000 Active 23 DOM
9. 2026-06-02
   days on market $110,000 Active 21 DOM
10. 2026-06-01
    days on market $110,000 Active 20 DOM
11. 2026-05-31
    days on market $110,000 Active 19 DOM
12. 2026-05-30
    days on market $110,000 Active 18 DOM
13. 2026-05-12
    listed $110,000 Active 1724-char remark

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$257/yr (+$21/mo · 42.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,059
• − Mortgage interest: −$6,162
• − Property taxes: −$612
• − Insurance: −$550
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,200
• Taxable income: $2,126
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $3,303/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: Calhoun County School District
• NCES district ID: 2800870
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,951
• Composite: 23.14/100
• National rank: #7952
• State rank: #75 of 130 in MS

Livability — Bruce

• Score: 63/100
• State rank: #147
• US rank: #15075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,186

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,108 people
• By 2030: 13,650 · -3.2%
• By 2040: 12,586 · -10.8%
• By 2050: 11,417 · -19.1%
• By 2075: 8,381 · -40.6%
• By 2100: 5,478 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 29% Two or more races 3%
• Common ancestry: Italian 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+48.0) · D 25.6% · R 73.6%
• 2008→2024 swing: -20.3pp toward R · 2008: -27.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+41.3 2016: R+39.1 2012: R+27.3 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 143.4197
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Property tax history

-4.2%/yr

Latest (2025): $612 · +3.5% YoY. Source: county tax records.