7 Sultan Dr · Byhalia, MS 38611

$264,900

3 bd · 1.0 ba · 1,675 sqft · SingleFamily public records · 40 Days on market

Built 1989 0.75 ac lot $158/sqft · at area comps Est $281k · 6% under

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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 +14.6/30.0
• ARV discount +10.1/15.0
• DSCR +4.5/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to easy, single-level living on a spacious corner lot! This charming 3 bedroom, 2 bathroom home sits on approximately 0.75 acres, offering the perfect blend of comfort, functionality, and room to spread out. Inside, you'll find a well-designed layout with everything conveniently located on one floor that is ideal for everyday living and entertaining. The home features a comfortable living area, a functional kitchen, a formal dining room area, and generously sized bedrooms, including a primary suite with a private bath. Step outside and enjoy the expansive yard with plenty of space for outdoor activities, or gardening. The property also includes a storage shed for your tools and equipment, plus a 30 x 35 building perfect for hobbies, a workshop, or extra storage. With its desirable corner lot location, ample outdoor space, and practical layout, this property offers the flexibility and convenience you've been looking for. Don't miss your chance to make it yours!

Key facts

• Expansive yard
• Spacious corner lot
• Storage shed

Tags

• SINGLE-LEVEL LIVING
• SPACIOUS CORNER LOT
• EXPANSIVE YARD
• STORAGE SHED
• 30 X 35 BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $65 ($778/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 $210k (20.7% below list).
• Recommended offer: $210k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.9% in Byhalia — 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 60/100 on livability (#218 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.
• Marshall County School District (rural): math 18% / reading 25% proficiency, ranked #87 of 130 in MS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Byhalia Middle School (5-8) (math 18% / reading 24%, grade F, #112 of 179 statewide, top 64%, 444 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 356 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Marshall County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago 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: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000 (20.7% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (median comp): $281,043
• List price: $264,900
• Delta: -5.74%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Sultan Dr	0.00mi	3/2.0	1,800 (+8%)	0mo	$264,900	$147	83
23 Harvest Dance Dr	0.75mi	3/2.0	1,510 (-10%)	12mo	$289,990	$192	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-38,908
• Equity at exit: $39,497

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-29,023
• Equity at exit: $22,904

Cash invested: $74,172 (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 38611

• Home prices YoY: -11.8%
• Active inventory: 356
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $65

Break-even live

Break-even rent $2,018

Max offer price $264,900

Occupancy floor 92%

Sensitivity live

Price	-10% $215	-5% $140	+0% $65	+5% $-10	+10% $-85
Rent	-10% $-101	-5% $-18	+0% $65	+5% $148	+10% $231
Rate	-1.0pp $198	-0.5pp $132	base $65	+0.5pp $-4	+1.0pp $-74

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Fox Hedge LN Byhalia, MS	2.0–3.0	2.5	1486	$2,100	$1.41	3d	8	0.78mi

Listing history 15 events

1. 2026-05-04
   status Pending 987-char remark

   Show marketing remark (987 chars)

   Welcome home to easy, single-level living on a spacious corner lot! This charming 3 bedroom, 2 bathroom home sits on approximately 0.75 acres, offering the perfect blend of comfort, functionality, and room to spread out. Inside, you'll find a well-designed layout with everything conveniently located on one floor that is ideal for everyday living and entertaining. The home features a comfortable living area, a functional kitchen, a formal dining room area, and generously sized bedrooms, including a primary suite with a private bath. Step outside and enjoy the expansive yard with plenty of space for outdoor activities, or gardening. The property also includes a storage shed for your tools and equipment, plus a 30 x 35 building perfect for hobbies, a workshop, or extra storage. With its desirable corner lot location, ample outdoor space, and practical layout, this property offers the flexibility and convenience you've been looking for. Don't miss your chance to make it yours!

2. 2026-04-30
   price $264,900 987-char remark

   Show marketing remark (987 chars)

   Welcome home to easy, single-level living on a spacious corner lot! This charming 3 bedroom, 2 bathroom home sits on approximately 0.75 acres, offering the perfect blend of comfort, functionality, and room to spread out. Inside, you'll find a well-designed layout with everything conveniently located on one floor that is ideal for everyday living and entertaining. The home features a comfortable living area, a functional kitchen, a formal dining room area, and generously sized bedrooms, including a primary suite with a private bath. Step outside and enjoy the expansive yard with plenty of space for outdoor activities, or gardening. The property also includes a storage shed for your tools and equipment, plus a 30 x 35 building perfect for hobbies, a workshop, or extra storage. With its desirable corner lot location, ample outdoor space, and practical layout, this property offers the flexibility and convenience you've been looking for. Don't miss your chance to make it yours!

3. 2026-03-25
   listed $269,900 Active 987-char remark

   Show marketing remark (987 chars)

   Welcome home to easy, single-level living on a spacious corner lot! This charming 3 bedroom, 2 bathroom home sits on approximately 0.75 acres, offering the perfect blend of comfort, functionality, and room to spread out. Inside, you'll find a well-designed layout with everything conveniently located on one floor that is ideal for everyday living and entertaining. The home features a comfortable living area, a functional kitchen, a formal dining room area, and generously sized bedrooms, including a primary suite with a private bath. Step outside and enjoy the expansive yard with plenty of space for outdoor activities, or gardening. The property also includes a storage shed for your tools and equipment, plus a 30 x 35 building perfect for hobbies, a workshop, or extra storage. With its desirable corner lot location, ample outdoor space, and practical layout, this property offers the flexibility and convenience you've been looking for. Don't miss your chance to make it yours!

4. 2021-10-11
   historical
5. 2018-06-01
   soldstatus
6. 2018-05-30
   soldstatus
7. 2018-04-26
   listed $129,900
8. 2013-07-16
   listed $114,900
9. 2010-03-04
   soldstatus
10. 2010-01-04
    listed $86,400
11. 2009-09-18
    soldstatus
12. 2009-07-27
    listed $29,900
13. 2009-03-20
    historical
14. 2008-06-23
    listed $29,900
15. 2005-11-15
    soldstatus

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: +$957/yr (+$80/mo · 84.3%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$14,839
• − Property taxes: −$1,135
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$7,706
• Taxable loss: −$3,836
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $1,699/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: Marshall County School District
• NCES district ID: 2802850
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $39,333
• Composite: 18.11/100
• National rank: #8970
• State rank: #87 of 130 in MS

Livability — Byhalia

• Score: 60/100
• State rank: #218
• US rank: #18927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byhalia, MS
• City population: 16,751
• Population (ZIP): 16,751

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,542 people
• By 2030: 31,983 · -4.6%
• By 2040: 28,556 · -14.9%
• By 2050: 25,352 · -24.4%
• By 2075: 20,032 · -40.3%
• By 2100: 16,738 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Marshall

• 2024 margin: Lean R (+7.3) · D 46.0% · R 53.2%
• 2008→2024 swing: -25.5pp toward R · 2008: 18.2pp · 2024: -7.3pp
• All cycles: 2024: R+7.3 2020: D+3.1 2016: D+9.7 2012: D+19.4 2008: D+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.38%
• Current HPI: 212.021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+786.0% since first listed

15 events — show timeline

• 2026-05-04 Pending — MLSU
• 2026-04-30 Price Changed $264,900 MLSU
• 2026-03-25 Listed $269,900 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2018-06-01 Sold (Public Records) — Public Records
• 2018-05-30 Sold (MLS) — MLSU
• 2018-04-26 Listed $129,900 MLSU
• 2013-07-16 Listed $114,900 MLSU
• 2010-03-04 Sold (MLS) — MLSU
• 2010-01-04 Listed $86,400 MLSU
• 2009-09-18 Sold (MLS) — MLSU
• 2009-07-27 Listed $29,900 MLSU
• 2009-03-20 Listing Removed — MLSU
• 2008-06-23 Listed $29,900 MLSU
• 2005-11-15 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,135 · +22.5% YoY. Source: county tax records.