4875 Plantation Rd · Latimer, MS 39574

$202,000

4 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 30 Days on market

Built 1999 2.20 ac lot

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.2/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in this spacious 4-bedroom, 2-bath home nestled on 2.2 beautiful acres in Saucier, Mississippi. Offering the perfect opportunity for the next owners make it their dream home. This property combines peaceful country living with convenience. Enjoy the quiet, private setting while still being just a short drive to nearby cities, shopping, dining, and more. With plenty of space inside and out, this property is full of possibilities. Don't miss your chance to own a slice of country charm in a highly desirable location! * Motivated seller

Key facts

• 2.2 acres
• Private setting
• 2.2 acre lot

Tags

• 2.2 ACRES
• PEACEFUL COUNTRY LIVING
• PRIVATE SETTING
• HIGHLY DESIRABLE LOCATION

Property features AI

Exterior

• Parking: 2-space carport
• Utilities: Septic tank; Well water; Electricity connected
• Home design: Single-family house; Two levels; Public-records living area
• Construction: Brick construction; Slab foundation; Built (year per public records)
• Exterior features: Architectural shingle roof; Other exterior features

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace in the living room; Refrigerator included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $202k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $182k (9.8% below list).
• Recommended offer: $182k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: schools F, amenities F, commute F.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — 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: 126 active listings in the ZIP; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,156 (9.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.90% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 9.2

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-18,351
• Equity at exit: $30,119

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,300
• Equity at exit: $17,465

Cash invested: $56,560 (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 39574

• Home prices YoY: -23.8%
• Active inventory: 126
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$1,059
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $227

Break-even live

Break-even rent $1,534

Max offer price $202,000

Occupancy floor 83%

Sensitivity live

Price	-10% $341	-5% $284	+0% $227	+5% $170	+10% $113
Rent	-10% $83	-5% $155	+0% $227	+5% $299	+10% $371
Rate	-1.0pp $329	-0.5pp $279	base $227	+0.5pp $175	+1.0pp $122

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: $50,500
• Closing costs: $6,060
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $202,000 Active 30 DOM
2. 2026-06-17
   days on market $202,000 Active 29 DOM
3. 2026-06-16
   days on market $202,000 Active 28 DOM
4. 2026-06-15
   days on market $202,000 Active 27 DOM
5. 2026-06-14
   days on market $202,000 Active 25 DOM
6. 2026-06-13
   pricedays on market $202,000 Active 24 DOM
7. 2026-06-10
   days on market $222,000 Active 22 DOM
8. 2026-06-09
   days on market $222,000 Active 21 DOM
9. 2026-06-08
   days on market $222,000 Active 20 DOM
10. 2026-06-07
    days on market $222,000 Active 19 DOM
11. 2026-06-02
    pricedays on market $222,000 Active 14 DOM
12. 2026-06-01
    days on market $250,000 Active 13 DOM
13. 2026-05-31
    days on market $250,000 Active 12 DOM
14. 2026-05-30
    days on market $250,000 Active 11 DOM
15. 2026-05-19
    listed $250,000 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: $821 · $68/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$775/yr (+$65/mo · 94.4%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $21,859
• − Mortgage interest: −$11,315
• − Property taxes: −$821
• − Insurance: −$1,010
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,876
• Taxable loss: −$661
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $2,884/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 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

• Population (ZIP): 13,830

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 4%
• Common ancestry: Lithuanian 10% Italian 5% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.24%
• Current HPI: 206.218
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-19 Listed $250,000 MLSU

Property tax history

-5.7%/yr

Latest (2025): $821 · +3.3% YoY. Source: county tax records.