12081 Highway 18 · Hermanville, MS 39086

$26,000

4 bd · 1.0 ba · 1,513 sqft · SingleFamily · 256 Days on market

Built 1945 Fair condition 0.46 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
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

4-bedroom 1-bath home. Utilities are available but not hooked up, and the property is sold as is.

Key facts

• 0.46 acre lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $26k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $23k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Claiborne County School District (rural): math 7% / reading 13% proficiency, ranked #119 of 130 in MS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $829 of equity ($180 loan paydown + $649 appreciation (2.5% local appreciation)).
• Claiborne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.65% ✓
• Cap rate: 42.06%
• Cash-on-cash: 127.74%
• DSCR: 6.68
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.12×
• Total profit: $51,818
• Equity at exit: $10,958

10-year hold

• IRR: —
• Equity multiple: 16.96×
• Total profit: $116,200
• Equity at exit: $16,339

Cash invested: $7,280 (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 39086

• Home prices YoY: 3.0%
• Active inventory: 8
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $390/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $775

Break-even live

Break-even rent $227

Max offer price $26,000

Occupancy floor 31%

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $26,000 Active 256 DOM
2. 2026-06-18
   days on market $26,000 Active 255 DOM
3. 2026-06-17
   days on market $26,000 Active 254 DOM
4. 2026-06-16
   days on market $26,000 Active 253 DOM
5. 2026-06-15
   days on market $26,000 Active 252 DOM
6. 2026-06-14
   days on market $26,000 Active 250 DOM
7. 2026-06-12
   days on market $26,000 Active 249 DOM
8. 2026-06-09
   days on market $26,000 Active 246 DOM
9. 2026-06-08
   days on market $26,000 Active 245 DOM
10. 2026-06-07
    days on market $26,000 Active 244 DOM
11. 2026-06-05
    days on market $26,000 Active 241 DOM
12. 2026-06-03
    days on market $26,000 Active 240 DOM
13. 2026-06-02
    days on market $26,000 Active 239 DOM
14. 2026-06-01
    days on market $26,000 Active 238 DOM
15. 2026-05-31
    days on market $26,000 Active 237 DOM
16. 2026-05-30
    days on market $26,000 Active 236 DOM
17. 2026-05-02
    status Active 97-char remark

    Show marketing remark (97 chars)

    4-bedroom 1-bath home. Utilities are available but not hooked up, and the property is sold as is.

18. 2025-12-06
    historical Active Under Contract 97-char remark

    Show marketing remark (97 chars)

    4-bedroom 1-bath home. Utilities are available but not hooked up, and the property is sold as is.

19. 2025-10-06
    listed $26,000 Active 97-char remark

    Show marketing remark (97 chars)

    4-bedroom 1-bath home. Utilities are available but not hooked up, and the property is sold as is.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 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: $14,501
• − Mortgage interest: −$1,456
• − Property taxes: −$390
• − Insurance: −$130
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$756
• Taxable income: $9,448
• Est. tax owed @ 24.0%: −$2,267
• After-tax cash flow: $7,032/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This home requires significant exterior and interior repairs, including a new roof and siding, as well as landscaping and interior updates. The property has potential for substantial value increase with these improvements.

Repairs flagged

• Major Exterior siding — Signs of weathering and potential damage are visible.
• Major Roof — Aged appearance and potential damage are evident.
• Major Landscaping — Overgrown and unkempt, requiring trimming and planting.

Value-add opportunities

• Resale Painting interior walls — Fresh paint can make the interior look more appealing and fresh.
• Rental Re-carpeting or replacing flooring — New flooring can improve the home's rental appeal and reduce maintenance costs.
• Both Landscaping — A well-maintained yard can enhance curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Signs of weathering and potential damage are visible.	Major	$15,000–50,000
Roof · Aged appearance and potential damage are evident.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, requiring trimming and planting.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Painting interior walls — Fresh paint can make the interior look more appealing and fresh. ↑
• Rental Re-carpeting or replacing flooring — New flooring can improve the home's rental appeal and reduce maintenance costs. ↑
• Both Landscaping — A well-maintained yard can enhance curb appeal and attract potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Claiborne County School District
• NCES district ID: 2801020
• Math proficiency: 7% ▼ -22.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $25,274
• Composite: 7.24/100
• National rank: #9959
• State rank: #119 of 130 in MS

Livability — Hermanville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,736

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 8,631 people
• By 2030: 8,271 · -4.2%
• By 2040: 7,570 · -12.3%
• By 2050: 7,065 · -18.1%
• By 2075: 6,329 · -26.7%
• By 2100: 5,655 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 10% Two or more races 5%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Claiborne

• 2024 margin: Solid D (+67.5) · D 83.3% · R 15.8%
• 2008→2024 swing: -4.6pp toward R · 2008: 72.1pp · 2024: 67.5pp
• All cycles: 2024: D+67.5 2020: D+71.2 2016: D+71.4 2012: D+76.5 2008: D+72.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.49%
• Current HPI: 84.2805
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-02 Relisted — VWCBR
• 2025-12-06 Contingent — VWCBR
• 2025-10-06 Listed $26,000 VWCBR