1130 Bush Rd · Learned, MS 39154

$124,500

3 bd · 2.0 ba · 980 sqft · SingleFamily public records · 118 Days on market

Built 1999 11 ac lot $127/sqft · 8% below area Est $181k · 31% under ↓ 48% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AUCTION - OCCUPIED. This rural setting offers an affordable 3 bed, 2 bath ranch home ready for your creative ideas. Home sits on an expansive lot of approximately 492,664 sq ft. Imagine all the possibilities here. Come create your country retreat. Property is sold as-is with no property disclosure or inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 11.31 acre lot
• 2 garage spots
• Built 1999

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $-42 ($-499/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (27.4% below list).
• Recommended offer: $90k (27.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#118 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $90,353 (27.4% 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 118 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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 D-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. 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: 0.73% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (median comp): $181,349
• List price: $124,500
• Delta: -31.35%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-22,872
• Equity at exit: $18,563

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-23,531
• Equity at exit: $10,764

Cash invested: $34,860 (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 39154

• Home prices YoY: -5.5%
• Active inventory: 44
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-42

Break-even live

Break-even rent $956

Max offer price $117,159

Occupancy floor 100%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-08
   days on market $124,500 Active 118 DOM
2. 2026-06-07
   days on market $124,500 Active 117 DOM
3. 2026-06-03
   days on market $124,500 Active 113 DOM
4. 2026-06-03
   price $124,500 Active 112 DOM
5. 2026-06-02
   days on market $131,500 Active 112 DOM
6. 2026-06-01
   days on market $131,500 Active 111 DOM
7. 2026-05-31
   days on market $131,500 Active 110 DOM
8. 2026-05-30
   days on market $131,500 Active 109 DOM
9. 2026-05-18
   price $131,500 613-char remark

   Show marketing remark (613 chars)

   AUCTION - OCCUPIED. This rural setting offers an affordable 3 bed, 2 bath ranch home ready for your creative ideas. Home sits on an expansive lot of approximately 492,664 sq ft. Imagine all the possibilities here. Come create your country retreat. Property is sold as-is with no property disclosure or inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

10. 2026-05-01
    price $146,000 613-char remark

    Show marketing remark (613 chars)

    AUCTION - OCCUPIED. This rural setting offers an affordable 3 bed, 2 bath ranch home ready for your creative ideas. Home sits on an expansive lot of approximately 492,664 sq ft. Imagine all the possibilities here. Come create your country retreat. Property is sold as-is with no property disclosure or inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

11. 2026-04-16
    price $154,600 613-char remark

    Show marketing remark (613 chars)

    AUCTION - OCCUPIED. This rural setting offers an affordable 3 bed, 2 bath ranch home ready for your creative ideas. Home sits on an expansive lot of approximately 492,664 sq ft. Imagine all the possibilities here. Come create your country retreat. Property is sold as-is with no property disclosure or inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

12. 2026-04-01
    price $169,500 613-char remark

    Show marketing remark (613 chars)

    AUCTION - OCCUPIED. This rural setting offers an affordable 3 bed, 2 bath ranch home ready for your creative ideas. Home sits on an expansive lot of approximately 492,664 sq ft. Imagine all the possibilities here. Come create your country retreat. Property is sold as-is with no property disclosure or inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

13. 2026-03-16
    price $192,200 613-char remark

    Show marketing remark (613 chars)

    AUCTION - OCCUPIED. This rural setting offers an affordable 3 bed, 2 bath ranch home ready for your creative ideas. Home sits on an expansive lot of approximately 492,664 sq ft. Imagine all the possibilities here. Come create your country retreat. Property is sold as-is with no property disclosure or inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

14. 2026-02-26
    price $222,000 613-char remark

    Show marketing remark (613 chars)

    AUCTION - OCCUPIED. This rural setting offers an affordable 3 bed, 2 bath ranch home ready for your creative ideas. Home sits on an expansive lot of approximately 492,664 sq ft. Imagine all the possibilities here. Come create your country retreat. Property is sold as-is with no property disclosure or inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

15. 2026-02-10
    listed $254,400 Active 613-char remark

    Show marketing remark (613 chars)

    AUCTION - OCCUPIED. This rural setting offers an affordable 3 bed, 2 bath ranch home ready for your creative ideas. Home sits on an expansive lot of approximately 492,664 sq ft. Imagine all the possibilities here. Come create your country retreat. Property is sold as-is with no property disclosure or inspection reports, NO interior photos, NO lease in place, NO ACCESS - the seller does not represent or guarantee occupancy status. Please DO NOT DISTURB the occupant. ''As is'' CASH ONLY sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

16. 1995-09-14
    soldstatus
17. 1994-07-06
    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: $607 · $51/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$377/yr (+$31/mo · 62.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°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: $10,842
• − Mortgage interest: −$6,974
• − Property taxes: −$607
• − Insurance: −$622
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$3,622
• Taxable loss: −$2,718
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $154/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Learned

• Score: 65/100
• State rank: #118
• US rank: #13343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,036

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 38% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada, United Kingdom
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.69%
• Current HPI: 236.78
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-48.3% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $131,500 MLSU
• 2026-05-01 Price Changed $146,000 MLSU
• 2026-04-16 Price Changed $154,600 MLSU
• 2026-04-01 Price Changed $169,500 MLSU
• 2026-03-16 Price Changed $192,200 MLSU
• 2026-02-26 Price Changed $222,000 MLSU
• 2026-02-10 Listed $254,400 MLSU
• 1995-09-14 Sold (Public Records) — Public Records
• 1994-07-06 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $607 · +3.4% YoY. Source: county tax records.