12161 Mississippi 371 · Kirkville, MS 38856

$99,900

2 bd · 0.5 ba · 1,215 sqft · SingleFamily public records · 36 Days on market

Built 1979 3.00 ac lot

---

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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Less than $100K on nearly four acres, this one is going to get attention. Looking for land, privacy, and potential without breaking the bank? This 2-bed, 1-bath with a large sunroom and separate dining sits on 3.88 acres and is ready for your vision. It is a quiet country setting with tons of space to expand, build, or invest. It has a solid footprint to renovate and customize. All info subject to verification.

Key facts

• Large sunroom
• Nearly four acres
• Tons of space

Tags

• NEARLY FOUR ACRES
• LARGE SUNROOM
• QUIET COUNTRY SETTING
• TONS OF SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Itawamba County School District (rural): math 35% / reading 31% proficiency, ranked #58 of 130 in MS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Itawamba County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $4k appreciation (3.7% local appreciation)).
• Itawamba County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($97k) 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

• 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 $96,903 (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 1979 — 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: 1.11% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.18×
• Total profit: $32,963
• Equity at exit: $48,999

10-year hold

• IRR: 20.6%
• Equity multiple: 4.17×
• Total profit: $88,703
• Equity at exit: $78,852

Cash invested: $27,972 (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 38856

• Home prices YoY: 3.3%
• Active inventory: 5
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $269

Break-even live

Break-even rent $766

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $99,900 Active 36 DOM
2. 2026-06-18
   days on market $99,900 Active 35 DOM
3. 2026-06-17
   days on market $99,900 Active 34 DOM
4. 2026-06-16
   days on market $99,900 Active 33 DOM
5. 2026-06-15
   days on market $99,900 Active 32 DOM
6. 2026-06-14
   days on market $99,900 Active 30 DOM
7. 2026-06-12
   days on market $99,900 Active 29 DOM
8. 2026-06-09
   days on market $99,900 Active 26 DOM
9. 2026-06-08
   days on market $99,900 Active 25 DOM
10. 2026-06-07
    days on market $99,900 Active 24 DOM
11. 2026-06-05
    statusdays on market $99,900 Active 21 DOM
12. 2026-06-01
    statusdays on market $99,900 Pending 20 DOM
13. 2026-05-05
    status Active
14. 2026-04-06
    listed $99,900 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: $476 · $40/mo
• Projected year-2 tax: $789 · $66/mo
• Expected delta: +$313/yr (+$26/mo · 65.7%)

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,278
• − Mortgage interest: −$5,596
• − Property taxes: −$476
• − Insurance: −$500
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,906
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,825/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: Itawamba County School District
• NCES district ID: 2802100
• Math proficiency: 35% ▼ -19.00%
• Reading proficiency: 31% ▼ -14.00%
• Median HH income: $37,158
• Composite: 27.48/100
• National rank: #6956
• State rank: #58 of 130 in MS

Livability — Kirkville

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

Census & demographics

• Census place: Kirkville, MS
• Population (ZIP): 1,442

Population outlook (Itawamba County) Hauer SSP2

• Today (2025): 24,011 people
• By 2030: 23,999 · +-0.0%
• By 2040: 23,738 · -1.1%
• By 2050: 22,962 · -4.4%
• By 2075: 20,240 · -15.7%
• By 2100: 16,503 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Itawamba

• 2024 margin: Solid R (+80.0) · D 9.7% · R 89.7%
• 2008→2024 swing: -23.9pp toward R · 2008: -56.1pp · 2024: -80.0pp
• All cycles: 2024: R+80.0 2020: R+75.6 2016: R+75.6 2012: R+61.0 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.72%
• Current HPI: 117.8357
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-05 Relisted — NEMSBD
• 2026-04-06 Listed $99,900 NEMSBD

Property tax history

+3.4%/yr

Latest (2025): $476 · +3.1% YoY. Source: county tax records.