1288 Scr 59 · Mize, MS 39116

$115,000

2 bd · 2.0 ba · 800 sqft · SingleFamily public records · 40 Days on market

Built 2023

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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 +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• DSCR +4.1/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

16x40 Hardy Board Exterior Metal Roof 2 Bed 2 Bath Large Living Room Kitchen with island and stainless steel sink Walk in Tile Shower and bath tub in master bath

Key facts

• Metal roof
• Hardy board exterior
• Stainless steel sink

Tags

• HARDY BOARD EXTERIOR
• METAL ROOF
• LARGE LIVING ROOM
• KITCHEN WITH ISLAND
• STAINLESS STEEL SINK
• WALK IN TILE SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-62 ($-742/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (23.4% below list).
• Recommended offer: $88k (23.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#305 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• Smith County School District (rural): math 35% / reading 35% proficiency, ranked #55 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Raleigh Elementary School (math 23% / reading 39%, grade F, #185 of 375 statewide, top 49%, 587 students, 100% FRL) — zoned schools average 100% FRL vs 58% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($795 loan paydown + $527 appreciation (0.5% local appreciation)).
• Smith County population projected at -20% 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 ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $88,043 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.77% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.85×
• Total profit: $-4,813
• Equity at exit: $36,050

10-year hold

• IRR: 2.4%
• Equity multiple: 1.27×
• Total profit: $8,666
• Equity at exit: $45,515

Cash invested: $32,200 (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 39116

• Home prices YoY: 0.5%
• Active inventory: 17
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-62

Break-even live

Break-even rent $959

Max offer price $104,081

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-29	+0% $-62	+5% $-94	+10% $-127
Rent	-10% $-131	-5% $-97	+0% $-62	+5% $-27	+10% $8
Rate	-1.0pp $-4	-0.5pp $-33	base $-62	+0.5pp $-92	+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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $115,000 Active 40 DOM
2. 2026-06-18
   days on market $115,000 Active 37 DOM
3. 2026-06-17
   days on market $115,000 Active 36 DOM
4. 2026-06-16
   days on market $115,000 Active 35 DOM
5. 2026-06-15
   days on market $115,000 Active 34 DOM
6. 2026-06-14
   days on market $115,000 Active 32 DOM
7. 2026-06-10
   days on market $115,000 Active 29 DOM
8. 2026-06-09
   days on market $115,000 Active 28 DOM
9. 2026-06-08
   days on market $115,000 Active 27 DOM
10. 2026-06-07
    days on market $115,000 Active 26 DOM
11. 2026-06-05
    days on market $115,000 Active 23 DOM
12. 2026-06-03
    days on market $115,000 Active 22 DOM
13. 2026-06-02
    days on market $115,000 Active 21 DOM
14. 2026-06-01
    days on market $115,000 Active 20 DOM
15. 2026-05-31
    days on market $115,000 Active 19 DOM
16. 2026-05-30
    days on market $115,000 Active 18 DOM
17. 2026-05-12
    listed $115,000 Active 163-char remark

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: +$430/yr (+$36/mo · 89.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $10,565
• − Mortgage interest: −$6,442
• − Property taxes: −$479
• − Insurance: −$1,372
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$3,345
• Taxable loss: −$2,764
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $-78/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: Smith County School District
• NCES district ID: 2804020
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $36,791
• Composite: 29.09/100
• National rank: #6597
• State rank: #55 of 130 in MS

Livability — Mize

• Score: 56/100
• State rank: #305
• US rank: #22630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,552

Population outlook (Smith County) Hauer SSP2

• Today (2025): 15,231 people
• By 2030: 14,658 · -3.8%
• By 2040: 13,448 · -11.7%
• By 2050: 12,234 · -19.7%
• By 2075: 9,527 · -37.4%
• By 2100: 7,537 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Slovak 3% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 98% English-only · German/W. Germanic 1% Vietnamese 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+60.7) · D 19.4% · R 80.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -51.7pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+56.0 2016: R+56.6 2012: R+50.2 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.46%
• Current HPI: 96.3489
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $115,000 FSBO.com

Property tax history

+3.7%/yr

Latest (2025): $479 · +23.5% YoY. Source: county tax records.