1015 Linden Dr · Kosciusko, MS 39090

$68,000

2 bd · 1.0 ba · 1,008 sqft · Other public records · 36 Days on market

Built 1958 10,454 sqft lot ↓ 9% 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
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to Kosciusko! This 3-bedroom, 1-bathroom home is conveniently located near downtown, local shopping, dining, schools, and just minutes from the scenic Natchez Trace Parkway. This property offers both comfort and a convenient location. Inside, you'll find hardwood floors that bring warmth and character to the home. Featuring a spacious backyard with room for outdoor enjoyment. This property is full of value and possibility. Schedule your showing today and explore all this home has to offer!

Key facts

• Spacious backyard
• Near downtown
• Convenient location

Tags

• HARDWOOD FLOORS
• SPACIOUS BACKYARD
• CONVENIENT LOCATION
• NEAR DOWNTOWN
• LOCAL SHOPPING
• DINING

Property features AI

Exterior

• Parking: 1-car carport
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Phone available; Sewer connected; Water connected
• Home design: Single-family house; One story
• Construction: Built per public records; Asbestos construction material; Metal roof
• Exterior features: Private yard

Interior

• Kitchen: Free-standing gas range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Wall furnace; Central air conditioning; Ceiling fans
• Interior features: Free-standing gas range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#33 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Kosciusko School District (town): math 37% / reading 34% proficiency, ranked #54 of 130 in MS (top 42%) — 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.
• Zoned schools: Kosciusko Lower Elem (433 students, 99% FRL); Kosciusko Junior High School (math 48% / reading 33%, grade F, #60 of 179 statewide, top 37%, 500 students, 99% FRL); Kosciusko Senior High School (math 12% / reading 47%, grade F, #91 of 197 statewide, top 49%, 604 students, 100% FRL) — zoned schools average 99% FRL vs 62% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 3 units permitted in Attala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Attala County population projected at -24% 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.63% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.31%
• DSCR: 2.22
• GRM: 5.1

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $16,582
• Equity at exit: $10,139

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $49,975
• Equity at exit: $5,879

Cash invested: $19,040 (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 39090

• Home prices YoY: -20.7%
• Active inventory: 26
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $433

Break-even live

Break-even rent $557

Max offer price $68,000

Occupancy floor 56%

Sensitivity live

Price	-10% $472	-5% $453	+0% $433	+5% $414	+10% $395
Rent	-10% $346	-5% $390	+0% $433	+5% $477	+10% $521
Rate	-1.0pp $468	-0.5pp $451	base $433	+0.5pp $416	+1.0pp $398

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $68,000 Active 36 DOM
2. 2026-06-21
   days on market $68,000 Active 35 DOM
3. 2026-06-18
   days on market $68,000 Active 33 DOM
4. 2026-06-17
   days on market $68,000 Active 32 DOM
5. 2026-06-16
   days on market $68,000 Active 31 DOM
6. 2026-06-15
   days on market $68,000 Active 30 DOM
7. 2026-06-13
   days on market $68,000 Active 28 DOM
8. 2026-06-12
   days on market $68,000 Active 27 DOM
9. 2026-06-09
   days on market $68,000 Active 24 DOM
10. 2026-06-08
    days on market $68,000 Active 23 DOM
11. 2026-06-07
    days on market $68,000 Active 22 DOM
12. 2026-06-07
    days on market $68,000 Active 21 DOM
13. 2026-06-04
    days on market $68,000 Active 18 DOM
14. 2026-06-02
    days on market $68,000 Active 17 DOM
15. 2026-06-01
    days on market $68,000 Active 16 DOM
16. 2026-05-31
    days on market $68,000 Active 15 DOM
17. 2026-05-16
    listed $68,000 Active
18. 2024-05-14
    historical
19. 2024-04-29
    status Active
20. 2024-04-24
    status Pending
21. 2024-04-12
    listed $75,000 Active
22. 2024-03-01
    historical
23. 2024-03-01
    status Pending
24. 2024-01-28
    price $70,000
25. 2023-12-07
    listed $75,000 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: $657 · $55/mo
• Projected year-2 tax: $657 · $55/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $13,262
• − Mortgage interest: −$3,809
• − Property taxes: −$657
• − Insurance: −$340
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$1,978
• Taxable income: $4,356
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $4,155/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: Kosciusko School District
• NCES district ID: 2802340
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $32,921
• Composite: 29.15/100
• National rank: #6581
• State rank: #54 of 130 in MS

Livability — Kosciusko

• Score: 71/100
• State rank: #33
• US rank: #6973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kosciusko, MS
• Population (ZIP): 11,811

Population outlook (Attala County) Hauer SSP2

• Today (2025): 17,767 people
• By 2030: 16,945 · -4.6%
• By 2040: 15,204 · -14.4%
• By 2050: 13,524 · -23.9%
• By 2075: 10,306 · -42.0%
• By 2100: 7,964 · -55.2%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Attala

• 2024 margin: Strong R (+23.3) · D 38.0% · R 61.3%
• 2008→2024 swing: -7.8pp toward R · 2008: -15.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+18.5 2016: R+19.9 2012: R+13.8 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.15%
• Current HPI: 119.0635
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.3% since first listed

9 events — show timeline

• 2026-05-16 Listed $68,000 MLSU
• 2024-05-14 Listing Removed — MLSU
• 2024-04-29 Relisted — MLSU
• 2024-04-24 Pending — MLSU
• 2024-04-12 Listed $75,000 MLSU
• 2024-03-01 Listing Removed — MLSU
• 2024-03-01 Pending — MLSU
• 2024-01-28 Price Changed $70,000 MLSU
• 2023-12-07 Listed $75,000 MLSU

Property tax history

+3.1%/yr

Latest (2025): $657 · +1.5% YoY. Source: county tax records.