459 Road 1199 · Nettleton, MS 38862

$100,000

3 bd · 0.5 ba · 1,152 sqft · SingleFamily public records · 171 Days on market

Built 1989 1.00 ac lot $87/sqft · 45% below area Est $182k · 45% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.4/10.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy peaceful country living with this 3 bedroom, 1 bath brick home situated on a full one-acre lot. Surrounded by open space, this property offers privacy, room to spread out, and plenty of potential. The home is a fixer upper and is being sold as is, making it a great opportunity for investors, renovators, or buyers looking to create their own rural retreat. Solid brick construction and a spacious yard provide a strong starting point for your vision.

Key facts

• Spacious yard
• Full one-acre lot
• 1 acre lot

Tags

• FULL ONE-ACRE LOT
• SOLID BRICK CONSTRUCTION
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#139 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Nettleton School District (rural): math 34% / reading 30% proficiency, ranked #63 of 130 in MS (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $5k appreciation (4.8% local appreciation)).
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $181,920
• List price: $100,000
• Delta: -45.03%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

4.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.13×
• Total profit: $31,516
• Equity at exit: $55,373

10-year hold

• IRR: 18.2%
• Equity multiple: 4.13×
• Total profit: $87,529
• Equity at exit: $94,511

Cash invested: $28,000 (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 38862

• Home prices YoY: 2.9%
• Active inventory: 13
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$112 /mo · $1,340/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $152

Break-even live

Break-even rent $858

Max offer price $100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $209	-5% $180	+0% $152	+5% $124	+10% $95
Rent	-10% $69	-5% $110	+0% $152	+5% $193	+10% $235
Rate	-1.0pp $202	-0.5pp $177	base $152	+0.5pp $126	+1.0pp $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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $100,000 Active 171 DOM
2. 2026-06-18
   days on market $100,000 Active 170 DOM
3. 2026-06-17
   days on market $100,000 Active 169 DOM
4. 2026-06-16
   days on market $100,000 Active 168 DOM
5. 2026-06-15
   days on market $100,000 Active 167 DOM
6. 2026-06-14
   days on market $100,000 Active 165 DOM
7. 2026-06-12
   days on market $100,000 Active 164 DOM
8. 2026-06-09
   days on market $100,000 Active 161 DOM
9. 2026-06-08
   days on market $100,000 Active 160 DOM
10. 2026-06-07
    days on market $100,000 Active 159 DOM
11. 2026-06-03
    days on market $100,000 Active 155 DOM
12. 2026-06-02
    days on market $100,000 Active 154 DOM
13. 2026-06-01
    days on market $100,000 Active 153 DOM
14. 2026-05-31
    days on market $100,000 Active 152 DOM
15. 2026-05-30
    days on market $100,000 Active 151 DOM
16. 2026-05-06
    price $100,000 457-char remark

    Show marketing remark (457 chars)

    Enjoy peaceful country living with this 3 bedroom, 1 bath brick home situated on a full one-acre lot. Surrounded by open space, this property offers privacy, room to spread out, and plenty of potential. The home is a fixer upper and is being sold as is, making it a great opportunity for investors, renovators, or buyers looking to create their own rural retreat. Solid brick construction and a spacious yard provide a strong starting point for your vision.

17. 2025-12-29
    listed $124,641 Active 457-char remark

    Show marketing remark (457 chars)

    Enjoy peaceful country living with this 3 bedroom, 1 bath brick home situated on a full one-acre lot. Surrounded by open space, this property offers privacy, room to spread out, and plenty of potential. The home is a fixer upper and is being sold as is, making it a great opportunity for investors, renovators, or buyers looking to create their own rural retreat. Solid brick construction and a spacious yard provide a strong starting point for your vision.

18. 2008-04-15
    soldstatus $45,000

ⓘ 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: $1,340 · $112/mo
• Projected year-2 tax: $1,340 · $112/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,603
• − Mortgage interest: −$5,602
• − Property taxes: −$1,340
• − Insurance: −$500
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,909
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,767/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: Nettleton School District
• NCES district ID: 2803090
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $37,915
• Composite: 26.73/100
• National rank: #7144
• State rank: #63 of 130 in MS

Livability — Nettleton

• Score: 64/100
• State rank: #139
• US rank: #14723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,000

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 39% Two or more races 4%
• Common ancestry: Slovak 2% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.79%
• Current HPI: 170.2103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+122.2% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $100,000 MLSU
• 2025-12-29 Listed $124,641 MLSU
• 2008-04-15 Sold (Public Records) $45,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,340 · +6.5% YoY. Source: county tax records.