525 Clark Rd Rd · Kosciusko, MS 39090

$85,000

3 bd · 1.5 ba · 1,126 sqft · Other public records · 119 Days on market

Built 1985 9,583 sqft lot $75/sqft · at area comps Est $95k · 10% under

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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
• ARV discount +12.1/15.0
• DSCR +9.5/10.0
• 1% rule +6.8/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment or homeowner opportunity. The home is being sold as-is, where is. Seller will not make repairs or provide repair credit. This is conveniently located in the city limits.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#33 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities F, commute F.
• Kosciusko School District (town): math 37% / reading 34% proficiency, ranked #54 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Attala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Attala County population projected at -24% 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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. 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: 1.18% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.37%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (median comp): $94,725
• List price: $85,000
• Delta: -10.27%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,846
• Equity at exit: $12,674

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $21,690
• Equity at exit: $7,349

Cash invested: $23,800 (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 39090

• Home prices YoY: -20.7%
• Active inventory: 26
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $245

Break-even live

Break-even rent $689

Max offer price $85,000

Occupancy floor 70%

Sensitivity live

Price	-10% $294	-5% $269	+0% $245	+5% $221	+10% $197
Rent	-10% $166	-5% $206	+0% $245	+5% $285	+10% $324
Rate	-1.0pp $288	-0.5pp $267	base $245	+0.5pp $223	+1.0pp $201

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Chatwin St Unit A Kosciusko, MS	4.0	1.0	1193	$1,000	$0.84	44d	1	0.63mi

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 119 DOM
2. 2026-06-18
   days on market $85,000 Active 117 DOM
3. 2026-06-17
   days on market $85,000 Active 116 DOM
4. 2026-06-17
   price $85,000 Active 115 DOM
5. 2026-06-16
   days on market $90,000 Active 115 DOM
6. 2026-06-15
   days on market $90,000 Active 114 DOM
7. 2026-06-13
   days on market $90,000 Active 112 DOM
8. 2026-06-12
   days on market $90,000 Active 111 DOM
9. 2026-06-09
   days on market $90,000 Active 108 DOM
10. 2026-06-08
    days on market $90,000 Active 107 DOM
11. 2026-06-07
    days on market $90,000 Active 106 DOM
12. 2026-06-07
    days on market $90,000 Active 105 DOM
13. 2026-06-04
    days on market $90,000 Active 102 DOM
14. 2026-06-02
    days on market $90,000 Active 101 DOM
15. 2026-06-01
    days on market $90,000 Active 100 DOM
16. 2026-05-31
    days on market $90,000 Active 99 DOM
17. 2026-02-21
    listed $90,000 Active 186-char remark

    Show marketing remark (186 chars)

    Great investment or homeowner opportunity. The home is being sold as-is, where is. Seller will not make repairs or provide repair credit. This is conveniently located in the city limits.

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $761 · $63/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $12,000
• − Mortgage interest: −$4,761
• − Property taxes: −$761
• − Insurance: −$425
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,473
• Taxable income: $1,660
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $2,547/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: Kosciusko School District
• NCES district ID: 2802340
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $32,921
• Composite: 29.15/100
• National rank: #6581
• State rank: #54 of 130 in MS

Livability — Kosciusko

• Score: 71/100
• State rank: #33
• US rank: #6973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kosciusko, MS
• Population (ZIP): 11,811

Population outlook (Attala County) Hauer SSP2

• Today (2025): 17,767 people
• By 2030: 16,945 · -4.6%
• By 2040: 15,204 · -14.4%
• By 2050: 13,524 · -23.9%
• By 2075: 10,306 · -42.0%
• By 2100: 7,964 · -55.2%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Attala

• 2024 margin: Strong R (+23.3) · D 38.0% · R 61.3%
• 2008→2024 swing: -7.8pp toward R · 2008: -15.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+18.5 2016: R+19.9 2012: R+13.8 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.15%
• Current HPI: 119.0635
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-21 Listed $90,000 MLSU

Property tax history

-0.6%/yr

Latest (2025): $761 · +1.5% YoY. Source: county tax records.