14804 Parker Rd · Latimer, MS 39532

$99,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 67 Days on market

Built 1975 0.45 ac lot $98/sqft · 45% below area Est $178k · 45% under ↓ 17% since listing

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +4.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this property sitting on a spacious .45-acre lot! If you've been looking for a project with potential, this one is ready for your vision. With a little sweat equity and creativity, this fixer-upper could be transformed into a great investment, rental property, or personal home. The generous lot offers plenty of room to create your own outdoor space. Whether you're an investor or someone looking to put your own touch on a home, this property is full of possibilities for the right buyer willing to bring it back to life. Minutes to the interstate and close to shopping, dining and more. Not located in a flood zone!

Key facts

• Spacious lot
• Outdoor space
• Close to shopping

Tags

• SPACIOUS LOT
• OUTDOOR SPACE
• MINUTES TO INTERSTATE
• CLOSE TO SHOPPING
• NOT LOCATED IN FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.5% in Latimer — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#120 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 F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: St Martin East Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 685 students, 100% FRL); St. Martin Middle School (math 44% / reading 39%, grade F, #53 of 179 statewide, top 30%, 995 students, 100% FRL); St Martin High School (math 65% / reading 49%, grade C, #8 of 197 statewide, top 4%, 1,283 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 393 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.83%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $178,462
• List price: $99,000
• Delta: -44.53%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14822 Parker Rd	0.13mi	3/1.0 (+1)	1,059 (+5%)	6mo	$165,000	$156	76
9004 Tucker Rd	0.70mi	3/1.5 (+1)	1,080 (+7%)	5mo	$149,000	$138	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $4,280
• Equity at exit: $14,761

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $29,805
• Equity at exit: $8,560

Cash invested: $27,720 (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 39532

• Rents YoY: 3.0%
• Active inventory: 393
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$519
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $320

Break-even live

Break-even rent $813

Max offer price $99,000

Occupancy floor 69%

Sensitivity live

Price	-10% $376	-5% $348	+0% $320	+5% $292	+10% $264
Rent	-10% $223	-5% $271	+0% $320	+5% $368	+10% $416
Rate	-1.0pp $369	-0.5pp $345	base $320	+0.5pp $294	+1.0pp $268

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14912 Mallett Rd Biloxi, MS	1.0–3.0	1.0–2.0	1002	$1,502	$1.50	22d	32	0.50mi
9305 Martin Ave Vancleave, MS	3.0	2.0	1120	$1,295	$1.16	45d	1	1.04mi
8100 Seaman Rd Vancleave, MS	1.0–2.0	1.0–2.0	852	$934	$1.10	15d	2	1.08mi
9621 Smith Ave Vancleave, MS	1.0	1.0	960	$825	$0.86	22d	1	1.14mi
8108 Laredo Ave Biloxi, MS	3.0	2.0	1000	$1,000	$1.00	15d	1	1.15mi
15412 Big Ridge Rd Biloxi, MS	2.0	1.5	1020	$940	$0.92	45d	1	1.29mi
15815 Adam Rd Unit 518 Biloxi, MS	2.0	2.0	1039	$1,099	$1.06	15d	1	1.34mi
15812 Adam Rd Biloxi, MS	2.0	1.5	1100	$1,000	$0.91	45d	1	1.36mi
14510 Lemoyne Blvd Biloxi, MS	1.0–3.0	1.0–2.0	1125	$1,380	$1.23	15d	9	1.38mi

Listing history 25 events

1. 2026-06-21
   days on market $99,000 Active 67 DOM
2. 2026-06-18
   days on market $99,000 Active 64 DOM
3. 2026-06-17
   days on market $99,000 Active 63 DOM
4. 2026-06-16
   days on market $99,000 Active 62 DOM
5. 2026-06-15
   days on market $99,000 Active 61 DOM
6. 2026-06-14
   days on market $99,000 Active 59 DOM
7. 2026-06-13
   days on market $99,000 Active 58 DOM
8. 2026-06-10
   days on market $99,000 Active 56 DOM
9. 2026-06-09
   days on market $99,000 Active 55 DOM
10. 2026-06-08
    days on market $99,000 Active 54 DOM
11. 2026-06-07
    days on market $99,000 Active 53 DOM
12. 2026-06-05
    days on market $99,000 Active 50 DOM
13. 2026-06-03
    days on market $99,000 Active 49 DOM
14. 2026-06-02
    days on market $99,000 Active 48 DOM
15. 2026-06-01
    days on market $99,000 Active 47 DOM
16. 2026-05-31
    days on market $99,000 Active 46 DOM
17. 2026-05-30
    days on market $99,000 Active 45 DOM
18. 2026-05-10
    status Active 644-char remark

    Show marketing remark (644 chars)

    Opportunity knocks with this property sitting on a spacious .45-acre lot! If you've been looking for a project with potential, this one is ready for your vision. With a little sweat equity and creativity, this fixer-upper could be transformed into a great investment, rental property, or personal home. The generous lot offers plenty of room to create your own outdoor space. Whether you're an investor or someone looking to put your own touch on a home, this property is full of possibilities for the right buyer willing to bring it back to life. Minutes to the interstate and close to shopping, dining and more. Not located in a flood zone!

19. 2026-04-11
    status Pending 644-char remark

    Show marketing remark (644 chars)

    Opportunity knocks with this property sitting on a spacious .45-acre lot! If you've been looking for a project with potential, this one is ready for your vision. With a little sweat equity and creativity, this fixer-upper could be transformed into a great investment, rental property, or personal home. The generous lot offers plenty of room to create your own outdoor space. Whether you're an investor or someone looking to put your own touch on a home, this property is full of possibilities for the right buyer willing to bring it back to life. Minutes to the interstate and close to shopping, dining and more. Not located in a flood zone!

20. 2026-03-16
    listed $99,000 Active 644-char remark

    Show marketing remark (644 chars)

    Opportunity knocks with this property sitting on a spacious .45-acre lot! If you've been looking for a project with potential, this one is ready for your vision. With a little sweat equity and creativity, this fixer-upper could be transformed into a great investment, rental property, or personal home. The generous lot offers plenty of room to create your own outdoor space. Whether you're an investor or someone looking to put your own touch on a home, this property is full of possibilities for the right buyer willing to bring it back to life. Minutes to the interstate and close to shopping, dining and more. Not located in a flood zone!

21. 2025-07-21
    historical
22. 2025-06-24
    price $94,999
23. 2025-05-19
    price $99,999
24. 2025-04-07
    price $109,900
25. 2025-03-24
    listed $119,900 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: $981 · $82/mo
• Projected year-2 tax: $981 · $82/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,609
• − Mortgage interest: −$5,546
• − Property taxes: −$981
• − Insurance: −$495
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,880
• Taxable income: $2,370
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,266/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Latimer

• Score: 65/100
• State rank: #120
• US rank: #13490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Latimer, MS
• County: Harrison County · 178,171 people
• Metro: Gulfport-Biloxi, MS
• Population (ZIP): 36,662
• Household income: $68,710
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 954.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Italian 2% Serbian 2%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 2% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.04%
• Current HPI: 154.9975
• Rent YoY: ▲ 2.98%
• Metro: Gulfport-Biloxi, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-17.4% since first listed

8 events — show timeline

• 2026-05-10 Relisted — MLSU
• 2026-04-11 Pending — MLSU
• 2026-03-16 Listed $99,000 MLSU
• 2025-07-21 Listing Removed — MLSU
• 2025-06-24 Price Changed $94,999 MLSU
• 2025-05-19 Price Changed $99,999 MLSU
• 2025-04-07 Price Changed $109,900 MLSU
• 2025-03-24 Listed $119,900 MLSU

Property tax history

+11.5%/yr

Latest (2025): $981 · +5.5% YoY. Source: county tax records.