24776 N Highway 61 · Coahoma, MS 38617

$14,812

4 bd · 2.0 ba · 1,866 sqft · Other public records · 359 Days on market

Built 1923 0.50 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

Key facts

• Profitable rental
• Spacious lot
• 0.5 acre lot

Tags

• SPACIOUS LOT
• PROFITABLE RENTAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $15k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#348 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime D+, amenities F.
• Coahoma County School District (rural): math 16% / reading 18% proficiency, ranked #103 of 130 in MS (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jonestown Elementary School (math 12% / reading 17%, grade F, #279 of 375 statewide, top 77%, 118 students, 100% FRL); Coahoma County Jr/Sr High School (math 11% / reading 15%, grade F, #155 of 197 statewide, top 80%, 516 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 4 active listings in the ZIP; 26 units permitted in Coahoma County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $546 of equity ($102 loan paydown + $444 appreciation (3.0% local appreciation)).
• Coahoma County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 359 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $53k (78%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,034 (12.0% below list)

Questions for the listing agent

1. It's been on market 359 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 1923 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 8.84% ✓
• Cap rate: 82.42%
• Cash-on-cash: 271.90%
• DSCR: 13.10
• GRM: 0.9

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: —
• Equity multiple: 15.87×
• Total profit: $61,651
• Equity at exit: $6,660

10-year hold

• IRR: —
• Equity multiple: 33.70×
• Total profit: $135,614
• Equity at exit: $10,264

Cash invested: $4,147 (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 38617

• Active inventory: 4
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$78
• Tax from tax record: −$11 /mo · $129/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $940

Break-even live

Break-even rent $120

Max offer price $14,812

Occupancy floor 23%

Sensitivity live

Price	-10% $948	-5% $944	+0% $940	+5% $936	+10% $931
Rent	-10% $836	-5% $888	+0% $940	+5% $991	+10% $1,043
Rate	-1.0pp $947	-0.5pp $943	base $940	+0.5pp $936	+1.0pp $932

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: $3,703
• Closing costs: $444
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $14,812 Active 359 DOM
2. 2026-06-21
   days on market $14,812 Active 358 DOM
3. 2026-06-18
   days on market $14,812 Active 356 DOM
4. 2026-06-17
   days on market $14,812 Active 355 DOM
5. 2026-06-16
   days on market $14,812 Active 354 DOM
6. 2026-06-15
   days on market $14,812 Active 353 DOM
7. 2026-06-13
   days on market $14,812 Active 351 DOM
8. 2026-06-12
   days on market $14,812 Active 350 DOM
9. 2026-06-09
   days on market $14,812 Active 347 DOM
10. 2026-06-08
    days on market $14,812 Active 346 DOM
11. 2026-06-07
    days on market $14,812 Active 345 DOM
12. 2026-06-07
    days on market $14,812 Active 344 DOM
13. 2026-06-04
    days on market $14,812 Active 341 DOM
14. 2026-06-02
    days on market $14,812 Active 340 DOM
15. 2026-06-01
    days on market $14,812 Active 339 DOM
16. 2026-05-31
    days on market $14,812 Active 338 DOM
17. 2026-05-11
    status Active 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

18. 2026-04-30
    historical 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

19. 2026-02-24
    price $14,812 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

20. 2026-01-26
    price $16,100 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

21. 2025-12-31
    price $17,500 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

22. 2025-11-25
    price $22,500 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

23. 2025-10-29
    price $27,500 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

24. 2025-09-30
    price $32,500 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

25. 2025-09-02
    price $37,900 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

26. 2025-08-04
    price $47,900 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

27. 2025-07-07
    price $57,900 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

28. 2025-06-12
    listed $67,600 Active 372-char remark

    Show marketing remark (372 chars)

    This property at 24776 N Highway 61 in Coahoma, MS offers a unique opportunity for investors or handy homeowners ready to restore its full potential. Situated on a spacious lot, the home requires significant repairs but presents a blank canvas for customization. With vision and effort, this house could be transformed into a charming country retreat or profitable rental.

29. 1991-10-04
    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: $129 · $11/mo
• Projected year-2 tax: $129 · $11/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,712
• − Mortgage interest: −$830
• − Property taxes: −$129
• − Insurance: −$74
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$431
• Taxable income: $11,734
• Est. tax owed @ 24.0%: −$2,816
• After-tax cash flow: $8,461/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: Coahoma County School District
• NCES district ID: 2801110
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $27,590
• Composite: 13.28/100
• National rank: #9544
• State rank: #103 of 130 in MS

Livability — Coahoma

• Score: 49/100
• State rank: #348
• US rank: #25929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 805

Population outlook (Coahoma County) Hauer SSP2

• Today (2025): 21,158 people
• By 2030: 19,442 · -8.1%
• By 2040: 16,248 · -23.2%
• By 2050: 13,486 · -36.3%
• By 2075: 8,777 · -58.5%
• By 2100: 6,568 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 12%

Political lean MEDSL · Coahoma

• 2024 margin: Solid D (+39.8) · D 69.4% · R 29.6% · Other 1.1%
• 2008→2024 swing: -4.5pp toward R · 2008: 44.3pp · 2024: 39.8pp
• All cycles: 2024: D+39.8 2020: D+42.9 2016: D+44.4 2012: D+50.3 2008: D+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-78.1% since first listed

13 events — show timeline

• 2026-05-11 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-02-24 Price Changed $14,812 MLSU
• 2026-01-26 Price Changed $16,100 MLSU
• 2025-12-31 Price Changed $17,500 MLSU
• 2025-11-25 Price Changed $22,500 MLSU
• 2025-10-29 Price Changed $27,500 MLSU
• 2025-09-30 Price Changed $32,500 MLSU
• 2025-09-02 Price Changed $37,900 MLSU
• 2025-08-04 Price Changed $47,900 MLSU
• 2025-07-07 Price Changed $57,900 MLSU
• 2025-06-12 Listed $67,600 MLSU
• 1991-10-04 Sold (Public Records) — Public Records

Property tax history

-2.9%/yr

Latest (2025): $129 · +2.7% YoY. Source: county tax records.