3648 Molestage Slack Rd · Pickens, MS 39146

$53,000

4 bd · 1.5 ba · 1,368 sqft · Other public records · 150 Days on market

Built 1978 1.00 ac lot ↓ 4% 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
• Appreciation +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Charming 4-Bedroom Brick Home on 1± Acre - Ideal Hunting Camp or Family Fixer-Upper Discover the potential in this 1,368 sq. ft. brick home situated on approximately 1 acre in a quiet country setting. Featuring 4 bedrooms and 1.5 baths, this property offers ample space and flexibility—perfect for a cozy family residence, weekend retreat, or hunting camp. The home needs some TLC, making it an excellent opportunity for buyers looking to add value and personalize the space. The property comes furnished with a washer, dryer, refrigerator, small freezer, gas range, four beds, and several dressers, providing a convenient starting point for occupancy or renovation. Enjoy the durability and classic appeal of brick construction, along with key recent upgrades including a roof replaced in 2018 and a new septic system installed in 2023. With plenty of outdoor space, there's room for parking, recreation, and relaxing in the peaceful rural surroundings. Located near Panther Swamp NWR, Hillside NWR, and Delta National Forest, outdoor enthusiasts will appreciate the exceptional hunting, fishing, and wildlife opportunities nearby. Property Highlights: 1± acre lot 1,368 sq. ft. brick home 4 bedrooms, 1.5 baths Comes with washer, dryer, refrigerator, small freezer & gas range Four beds and several dressers included Roof replaced in 2018 New septic system in 2023 Needs TLC - great fixer-upper potential Ideal for a family home or hunting camp Near Panther Swamp NWR, Hillside NWR & Delta National Forest Peaceful rural setting Sold As-Is, Where-Is Bring your vision and make this property your own—opportunities like this don't come around often!

Key facts

• Recent upgrades
• New septic system
• Brick construction

Tags

• BRICK CONSTRUCTION
• RECENT UPGRADES
• NEW SEPTIC SYSTEM
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $53k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#301 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Yazoo County School District (rural): math 15% / reading 20% proficiency, ranked #96 of 130 in MS (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 12 units permitted in Yazoo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $436 of equity ($366 loan paydown + $70 appreciation (0.1% local appreciation)).
• Yazoo County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($47k) 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 52% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 2.32% ✓
• Cap rate: 20.04%
• Cash-on-cash: 49.11%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.24×
• Total profit: $33,282
• Equity at exit: $15,739

10-year hold

• IRR: 47.9%
• Equity multiple: 6.45×
• Total profit: $80,902
• Equity at exit: $19,201

Cash invested: $14,840 (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 39146

• Home prices YoY: 0.2%
• Active inventory: 6
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$22
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $541

Break-even live

Break-even rent $548

Max offer price $53,000

Occupancy floor 51%

Sensitivity live

Price	-10% $571	-5% $556	+0% $541	+5% $526	+10% $511
Rent	-10% $443	-5% $492	+0% $541	+5% $589	+10% $638
Rate	-1.0pp $567	-0.5pp $554	base $541	+0.5pp $527	+1.0pp $513

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $53,000 Active 150 DOM
2. 2026-06-18
   days on market $53,000 Active 148 DOM
3. 2026-06-17
   days on market $53,000 Active 147 DOM
4. 2026-06-16
   days on market $53,000 Active 146 DOM
5. 2026-06-15
   days on market $53,000 Active 145 DOM
6. 2026-06-13
   days on market $53,000 Active 143 DOM
7. 2026-06-12
   days on market $53,000 Active 142 DOM
8. 2026-06-09
   days on market $53,000 Active 139 DOM
9. 2026-06-08
   days on market $53,000 Active 138 DOM
10. 2026-06-07
    days on market $53,000 Active 137 DOM
11. 2026-06-07
    days on market $53,000 Active 136 DOM
12. 2026-06-04
    days on market $53,000 Active 133 DOM
13. 2026-06-02
    days on market $53,000 Active 132 DOM
14. 2026-06-01
    days on market $53,000 Active 131 DOM
15. 2026-05-31
    days on market $53,000 Active 130 DOM
16. 2026-05-11
    status Active 1711-char remark

    Show marketing remark (1711 chars)

    Charming 4-Bedroom Brick Home on 1± Acre - Ideal Hunting Camp or Family Fixer-Upper Discover the potential in this 1,368 sq. ft. brick home situated on approximately 1 acre in a quiet country setting. Featuring 4 bedrooms and 1.5 baths, this property offers ample space and flexibility—perfect for a cozy family residence, weekend retreat, or hunting camp. The home needs some TLC, making it an excellent opportunity for buyers looking to add value and personalize the space. The property comes furnished with a washer, dryer, refrigerator, small freezer, gas range, four beds, and several dressers, providing a convenient starting point for occupancy or renovation. Enjoy the durability and classic appeal of brick construction, along with key recent upgrades including a roof replaced in 2018 and a new septic system installed in 2023. With plenty of outdoor space, there's room for parking, recreation, and relaxing in the peaceful rural surroundings. Located near Panther Swamp NWR, Hillside NWR, and Delta National Forest, outdoor enthusiasts will appreciate the exceptional hunting, fishing, and wildlife opportunities nearby. Property Highlights: 1± acre lot 1,368 sq. ft. brick home 4 bedrooms, 1.5 baths Comes with washer, dryer, refrigerator, small freezer & gas range Four beds and several dressers included Roof replaced in 2018 New septic system in 2023 Needs TLC - great fixer-upper potential Ideal for a family home or hunting camp Near Panther Swamp NWR, Hillside NWR & Delta National Forest Peaceful rural setting Sold As-Is, Where-Is Bring your vision and make this property your own—opportunities like this don't come around often!

17. 2026-05-09
    price $53,000 1711-char remark

    Show marketing remark (1711 chars)

    Charming 4-Bedroom Brick Home on 1± Acre - Ideal Hunting Camp or Family Fixer-Upper Discover the potential in this 1,368 sq. ft. brick home situated on approximately 1 acre in a quiet country setting. Featuring 4 bedrooms and 1.5 baths, this property offers ample space and flexibility—perfect for a cozy family residence, weekend retreat, or hunting camp. The home needs some TLC, making it an excellent opportunity for buyers looking to add value and personalize the space. The property comes furnished with a washer, dryer, refrigerator, small freezer, gas range, four beds, and several dressers, providing a convenient starting point for occupancy or renovation. Enjoy the durability and classic appeal of brick construction, along with key recent upgrades including a roof replaced in 2018 and a new septic system installed in 2023. With plenty of outdoor space, there's room for parking, recreation, and relaxing in the peaceful rural surroundings. Located near Panther Swamp NWR, Hillside NWR, and Delta National Forest, outdoor enthusiasts will appreciate the exceptional hunting, fishing, and wildlife opportunities nearby. Property Highlights: 1± acre lot 1,368 sq. ft. brick home 4 bedrooms, 1.5 baths Comes with washer, dryer, refrigerator, small freezer & gas range Four beds and several dressers included Roof replaced in 2018 New septic system in 2023 Needs TLC - great fixer-upper potential Ideal for a family home or hunting camp Near Panther Swamp NWR, Hillside NWR & Delta National Forest Peaceful rural setting Sold As-Is, Where-Is Bring your vision and make this property your own—opportunities like this don't come around often!

18. 2026-02-24
    historical Active Under Contract 1711-char remark

    Show marketing remark (1711 chars)

    Charming 4-Bedroom Brick Home on 1± Acre - Ideal Hunting Camp or Family Fixer-Upper Discover the potential in this 1,368 sq. ft. brick home situated on approximately 1 acre in a quiet country setting. Featuring 4 bedrooms and 1.5 baths, this property offers ample space and flexibility—perfect for a cozy family residence, weekend retreat, or hunting camp. The home needs some TLC, making it an excellent opportunity for buyers looking to add value and personalize the space. The property comes furnished with a washer, dryer, refrigerator, small freezer, gas range, four beds, and several dressers, providing a convenient starting point for occupancy or renovation. Enjoy the durability and classic appeal of brick construction, along with key recent upgrades including a roof replaced in 2018 and a new septic system installed in 2023. With plenty of outdoor space, there's room for parking, recreation, and relaxing in the peaceful rural surroundings. Located near Panther Swamp NWR, Hillside NWR, and Delta National Forest, outdoor enthusiasts will appreciate the exceptional hunting, fishing, and wildlife opportunities nearby. Property Highlights: 1± acre lot 1,368 sq. ft. brick home 4 bedrooms, 1.5 baths Comes with washer, dryer, refrigerator, small freezer & gas range Four beds and several dressers included Roof replaced in 2018 New septic system in 2023 Needs TLC - great fixer-upper potential Ideal for a family home or hunting camp Near Panther Swamp NWR, Hillside NWR & Delta National Forest Peaceful rural setting Sold As-Is, Where-Is Bring your vision and make this property your own—opportunities like this don't come around often!

19. 2026-02-09
    status Pending 1711-char remark

    Show marketing remark (1711 chars)

    Charming 4-Bedroom Brick Home on 1± Acre - Ideal Hunting Camp or Family Fixer-Upper Discover the potential in this 1,368 sq. ft. brick home situated on approximately 1 acre in a quiet country setting. Featuring 4 bedrooms and 1.5 baths, this property offers ample space and flexibility—perfect for a cozy family residence, weekend retreat, or hunting camp. The home needs some TLC, making it an excellent opportunity for buyers looking to add value and personalize the space. The property comes furnished with a washer, dryer, refrigerator, small freezer, gas range, four beds, and several dressers, providing a convenient starting point for occupancy or renovation. Enjoy the durability and classic appeal of brick construction, along with key recent upgrades including a roof replaced in 2018 and a new septic system installed in 2023. With plenty of outdoor space, there's room for parking, recreation, and relaxing in the peaceful rural surroundings. Located near Panther Swamp NWR, Hillside NWR, and Delta National Forest, outdoor enthusiasts will appreciate the exceptional hunting, fishing, and wildlife opportunities nearby. Property Highlights: 1± acre lot 1,368 sq. ft. brick home 4 bedrooms, 1.5 baths Comes with washer, dryer, refrigerator, small freezer & gas range Four beds and several dressers included Roof replaced in 2018 New septic system in 2023 Needs TLC - great fixer-upper potential Ideal for a family home or hunting camp Near Panther Swamp NWR, Hillside NWR & Delta National Forest Peaceful rural setting Sold As-Is, Where-Is Bring your vision and make this property your own—opportunities like this don't come around often!

20. 2026-01-06
    listed $55,000 Active 1711-char remark

    Show marketing remark (1711 chars)

    Charming 4-Bedroom Brick Home on 1± Acre - Ideal Hunting Camp or Family Fixer-Upper Discover the potential in this 1,368 sq. ft. brick home situated on approximately 1 acre in a quiet country setting. Featuring 4 bedrooms and 1.5 baths, this property offers ample space and flexibility—perfect for a cozy family residence, weekend retreat, or hunting camp. The home needs some TLC, making it an excellent opportunity for buyers looking to add value and personalize the space. The property comes furnished with a washer, dryer, refrigerator, small freezer, gas range, four beds, and several dressers, providing a convenient starting point for occupancy or renovation. Enjoy the durability and classic appeal of brick construction, along with key recent upgrades including a roof replaced in 2018 and a new septic system installed in 2023. With plenty of outdoor space, there's room for parking, recreation, and relaxing in the peaceful rural surroundings. Located near Panther Swamp NWR, Hillside NWR, and Delta National Forest, outdoor enthusiasts will appreciate the exceptional hunting, fishing, and wildlife opportunities nearby. Property Highlights: 1± acre lot 1,368 sq. ft. brick home 4 bedrooms, 1.5 baths Comes with washer, dryer, refrigerator, small freezer & gas range Four beds and several dressers included Roof replaced in 2018 New septic system in 2023 Needs TLC - great fixer-upper potential Ideal for a family home or hunting camp Near Panther Swamp NWR, Hillside NWR & Delta National Forest Peaceful rural setting Sold As-Is, Where-Is Bring your vision and make this property your own—opportunities like this don't come around often!

21. 1974-07-10
    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: $793 · $66/mo
• Projected year-2 tax: $793 · $66/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $14,785
• − Mortgage interest: −$2,969
• − Property taxes: −$793
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$1,542
• Taxable income: $6,054
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $5,037/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: Yazoo County School District
• NCES district ID: 2804800
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $36,710
• Composite: 14.55/100
• National rank: #9417
• State rank: #96 of 130 in MS

Livability — Pickens

• Score: 56/100
• State rank: #301
• US rank: #22412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,057

Population outlook (Yazoo County) Hauer SSP2

• Today (2025): 26,281 people
• By 2030: 25,642 · -2.4%
• By 2040: 24,214 · -7.9%
• By 2050: 22,492 · -14.4%
• By 2075: 18,417 · -29.9%
• By 2100: 14,019 · -46.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 11%
• Common ancestry: Serbian 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Yazoo

• 2024 margin: Toss-up / Even · D 48.4% · R 50.8%
• 2008→2024 swing: -9.6pp toward R · 2008: 7.2pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+6.4 2016: D+6.6 2012: D+15.3 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.13%
• Current HPI: 69.6168
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.6% since first listed

6 events — show timeline

• 2026-05-11 Relisted — MLSU
• 2026-05-09 Price Changed $53,000 MLSU
• 2026-02-24 Contingent — MLSU
• 2026-02-09 Pending — MLSU
• 2026-01-06 Listed $55,000 MLSU
• 1974-07-10 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $793 · +4.0% YoY. Source: county tax records.