9234 Null Rd · Lauderdale, MS 39335

$35,390

2 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 263 Days on market

Built 1930 0.77 ac lot ↓ 45% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

This property is located in Lauderdale, MS, offering a blend of rural charm and privacy with convenient access to nearby community amenities. The setting provides ample space and flexibility for a variety of uses, making it suitable for residential, recreational, or investment potential. With its quiet surroundings and open layout, the property is ideal for those seeking a peaceful lifestyle while still being within a reasonable distance to town services, schools, and major roadways.

Key facts

• Privacy
• Community amenities
• Open layout

Tags

• PRIVACY
• COMMUNITY AMENITIES
• AMPLE SPACE
• OPEN LAYOUT
• QUIET SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#358 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• 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: 18 active listings in the ZIP; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $936 of equity ($244 loan paydown + $692 appreciation (2.0% local appreciation)).
• Lauderdale County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $31,143 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 2.94% ✓
• Cap rate: 25.86%
• Cash-on-cash: 69.87%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.6%
• Equity multiple: 4.95×
• Total profit: $39,109
• Equity at exit: $13,875

10-year hold

• IRR: 73.9%
• Equity multiple: 10.11×
• Total profit: $90,243
• Equity at exit: $19,917

Cash invested: $9,909 (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 39335

• Home prices YoY: 1.5%
• Active inventory: 18
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$186
• Tax est. 1.5%: −$44 /mo · $531/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $577

Break-even live

Break-even rent $310

Max offer price $35,390

Occupancy floor 40%

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: $8,848
• Closing costs: $1,062
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $35,390 Active 263 DOM
2. 2026-06-18
   days on market $35,390 Active 262 DOM
3. 2026-06-17
   days on market $35,390 Active 261 DOM
4. 2026-06-16
   days on market $35,390 Active 260 DOM
5. 2026-06-15
   days on market $35,390 Active 259 DOM
6. 2026-06-14
   days on market $35,390 Active 257 DOM
7. 2026-06-12
   days on market $35,390 Active 256 DOM
8. 2026-06-09
   days on market $35,390 Active 253 DOM
9. 2026-06-08
   days on market $35,390 Active 252 DOM
10. 2026-06-07
    days on market $35,390 Active 251 DOM
11. 2026-06-05
    days on market $35,390 Active 248 DOM
12. 2026-06-03
    days on market $35,390 Active 247 DOM
13. 2026-06-02
    days on market $35,390 Active 246 DOM
14. 2026-06-01
    days on market $35,390 Active 245 DOM
15. 2026-05-31
    days on market $35,390 Active 244 DOM
16. 2026-05-30
    days on market $35,390 Active 243 DOM
17. 2026-04-21
    price $37,253 488-char remark

    Show marketing remark (488 chars)

    This property is located in Lauderdale, MS, offering a blend of rural charm and privacy with convenient access to nearby community amenities. The setting provides ample space and flexibility for a variety of uses, making it suitable for residential, recreational, or investment potential. With its quiet surroundings and open layout, the property is ideal for those seeking a peaceful lifestyle while still being within a reasonable distance to town services, schools, and major roadways.

18. 2026-03-26
    price $40,492 488-char remark

    Show marketing remark (488 chars)

    This property is located in Lauderdale, MS, offering a blend of rural charm and privacy with convenient access to nearby community amenities. The setting provides ample space and flexibility for a variety of uses, making it suitable for residential, recreational, or investment potential. With its quiet surroundings and open layout, the property is ideal for those seeking a peaceful lifestyle while still being within a reasonable distance to town services, schools, and major roadways.

19. 2026-02-24
    price $44,013 488-char remark

    Show marketing remark (488 chars)

    This property is located in Lauderdale, MS, offering a blend of rural charm and privacy with convenient access to nearby community amenities. The setting provides ample space and flexibility for a variety of uses, making it suitable for residential, recreational, or investment potential. With its quiet surroundings and open layout, the property is ideal for those seeking a peaceful lifestyle while still being within a reasonable distance to town services, schools, and major roadways.

20. 2026-01-26
    price $47,840 488-char remark

    Show marketing remark (488 chars)

    This property is located in Lauderdale, MS, offering a blend of rural charm and privacy with convenient access to nearby community amenities. The setting provides ample space and flexibility for a variety of uses, making it suitable for residential, recreational, or investment potential. With its quiet surroundings and open layout, the property is ideal for those seeking a peaceful lifestyle while still being within a reasonable distance to town services, schools, and major roadways.

21. 2025-12-04
    price $52,000 488-char remark

    Show marketing remark (488 chars)

    This property is located in Lauderdale, MS, offering a blend of rural charm and privacy with convenient access to nearby community amenities. The setting provides ample space and flexibility for a variety of uses, making it suitable for residential, recreational, or investment potential. With its quiet surroundings and open layout, the property is ideal for those seeking a peaceful lifestyle while still being within a reasonable distance to town services, schools, and major roadways.

22. 2025-11-04
    price $62,000 488-char remark

    Show marketing remark (488 chars)

    This property is located in Lauderdale, MS, offering a blend of rural charm and privacy with convenient access to nearby community amenities. The setting provides ample space and flexibility for a variety of uses, making it suitable for residential, recreational, or investment potential. With its quiet surroundings and open layout, the property is ideal for those seeking a peaceful lifestyle while still being within a reasonable distance to town services, schools, and major roadways.

23. 2025-09-29
    listed $67,600 Active 488-char remark

    Show marketing remark (488 chars)

    This property is located in Lauderdale, MS, offering a blend of rural charm and privacy with convenient access to nearby community amenities. The setting provides ample space and flexibility for a variety of uses, making it suitable for residential, recreational, or investment potential. With its quiet surroundings and open layout, the property is ideal for those seeking a peaceful lifestyle while still being within a reasonable distance to town services, schools, and major roadways.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $12,479
• − Mortgage interest: −$1,982
• − Property taxes: −$531
• − Insurance: −$177
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$1,030
• Taxable income: $6,762
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $5,300/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 — Lauderdale

• Score: 41/100
• State rank: #358
• US rank: #27178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,301

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 28% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 6% Serbian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2% Tagalog/Filipino 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: ▲ 1.96%
• Current HPI: 130.2493
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-44.9% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $37,253 MLSU
• 2026-03-26 Price Changed $40,492 MLSU
• 2026-02-24 Price Changed $44,013 MLSU
• 2026-01-26 Price Changed $47,840 MLSU
• 2025-12-04 Price Changed $52,000 MLSU
• 2025-11-04 Price Changed $62,000 MLSU
• 2025-09-29 Listed $67,600 MLSU

Property tax history

+26.9%/yr

Latest (2025): $2,012 · +697.8% YoY. Source: county tax records.