9320 Collinsville Martin Rd · Collinsville, MS 39325

$75,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 24 Days on market

Built 1962

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Jim Walter home. This is a 2 bed 1 bath cosy home with many bonuses. It includes a spacious shop and deck. There is an hand dug well in the back yard. The inside features hard wood floors, and an Ashley insert fireplace. The house has a built in carport and a bonus carport that leans on the other side of the house. The shop has a washer and dryer set hooked up and included. This home features a tin roof around 10 years old. No central heat and air. Gas heating available in bathroom. Call for inquiries at 6014901230

Key facts

• Hard wood floors
• Hand dug well
• Built in carport

Tags

• SPACIOUS SHOP
• HAND DUG WELL
• HARD WOOD FLOORS
• ASHLEY INSERT FIREPLACE
• BUILT IN CARPORT
• BONUS CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $59k ($706k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($75k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#25 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lauderdale County School District (rural): math 37% / reading 41% proficiency, ranked #39 of 130 in MS (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lauderdale County population projected at -18% 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 $21k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $73,875 (1.5% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 100.00% ✓
• Cap rate: 947.20%
• Cash-on-cash: 3360.40%
• DSCR: 150.52
• GRM: 0.1

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: —
• Equity multiple: 178.83×
• Total profit: $3,734,381
• Equity at exit: $11,183

10-year hold

• IRR: —
• Equity multiple: 385.72×
• Total profit: $8,079,106
• Equity at exit: $6,485

Cash invested: $21,000 (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 39325

• Home prices YoY: -16.7%
• Active inventory: 27
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $75,000 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$18 /mo · $221/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$15,750
• Net cashflow: $58,807

Break-even live

Break-even rent $561

Max offer price $75,000

Occupancy floor 17%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9507 Highway 19 N Collinsville, MS	2.0	1.0	720	$75,000	$104.17	43d	1	1.01mi

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 24 DOM
2. 2026-06-18
   days on market $75,000 Active 23 DOM
3. 2026-06-17
   days on market $75,000 Active 22 DOM
4. 2026-06-16
   days on market $75,000 Active 21 DOM
5. 2026-06-15
   days on market $75,000 Active 20 DOM
6. 2026-06-14
   days on market $75,000 Active 18 DOM
7. 2026-06-12
   days on market $75,000 Active 17 DOM
8. 2026-06-09
   days on market $75,000 Active 14 DOM
9. 2026-06-08
   days on market $75,000 Active 13 DOM
10. 2026-06-07
    days on market $75,000 Active 12 DOM
11. 2026-06-05
    days on market $75,000 Active 9 DOM
12. 2026-06-03
    days on market $75,000 Active 8 DOM
13. 2026-06-02
    days on market $75,000 Active 7 DOM
14. 2026-06-01
    days on market $75,000 Active 6 DOM
15. 2026-05-31
    days on market $75,000 Active 5 DOM
16. 2026-05-30
    days on market $75,000 Active 4 DOM
17. 2026-05-26
    listed $75,000 Active

ⓘ 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: $221 · $18/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$371/yr (+$31/mo · 167.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $900,000
• − Mortgage interest: −$4,201
• − Property taxes: −$221
• − Insurance: −$375
• − Repairs & maintenance: −$72,000
• − Management: −$72,000
• − Depreciation: −$2,182
• Taxable income: $749,021
• Est. tax owed @ 24.0%: −$179,765
• After-tax cash flow: $525,919/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: Lauderdale County School District
• NCES district ID: 2802430
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $45,778
• Composite: 33.25/100
• National rank: #5517
• State rank: #39 of 130 in MS

Livability — Collinsville

• Score: 72/100
• State rank: #25
• US rank: #6359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, MS
• Population (ZIP): 6,064

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 75,158 people
• By 2030: 72,770 · -3.2%
• By 2040: 67,309 · -10.4%
• By 2050: 61,797 · -17.8%
• By 2075: 49,790 · -33.8%
• By 2100: 39,797 · -47.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 12%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Strong R (+21.2) · D 39.0% · R 60.2%
• 2008→2024 swing: -2.3pp toward R · 2008: -18.9pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+16.0 2016: R+23.0 2012: R+15.5 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.84%
• Current HPI: 138.6021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $75,000 FSBO.com

Property tax history

+2.1%/yr

Latest (2025): $221 · +0.0% YoY. Source: county tax records.