81 Highway 587 · Foxworth, MS 39483

$60,000

5 bd · 1.0 ba · 3,088 sqft · SingleFamily public records · 1 Days on market

Built 1911

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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 +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ready for a new owner that will love and care for this historical home like the previous owner did. Take a walk back in time with this awesome home on approx. 1 acre. Beautiful HW floors, 3 BR/2 BA downstairs, 2 BR/1 BA upstairs, F. Living Room, F. Dining Room, Kitchen w/ breakfast area, Quaint den, Wonderful front porch, back screened in porch, Built in 1911, car carport w/ storage, great yard for children to play and in the heart of Foxworth.

Key facts

• F dining room
• Historical home
• Approx 1 acre

Tags

• HISTORICAL HOME
• APPROX 1 ACRE
• HW FLOORS
• F LIVING ROOM
• F DINING ROOM
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

Location & tenants

• Location reads 59/100 on livability (#246 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Marion County School District (rural): math 37% / reading 29% proficiency, ranked #62 of 130 in MS (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -33% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.54% ✓
• Cap rate: 21.56%
• Cash-on-cash: 54.53%
• DSCR: 3.43
• GRM: 3.3

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: 52.8%
• Equity multiple: 3.32×
• Total profit: $38,938
• Equity at exit: $8,946

10-year hold

• IRR: 58.0%
• Equity multiple: 6.75×
• Total profit: $96,676
• Equity at exit: $5,188

Cash invested: $16,800 (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 39483

• Home prices YoY: -17.5%
• Active inventory: 27
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $763

Break-even live

Break-even rent $560

Max offer price $60,000

Occupancy floor 45%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $60,000 Active
3. 2023-02-27
   soldstatus
4. 2023-02-23
   soldstatus
5. 2022-12-02
   listed $99,750
6. 2020-12-21
   listed $129,000
7. 2019-08-09
   listed $149,900
8. 2019-06-21
   listed $154,500
9. 2018-06-01
   listed $154,500
10. 2017-11-05
    listed $180,000

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,312
• − Mortgage interest: −$3,361
• − Property taxes: −$1,230
• − Insurance: −$300
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$1,745
• Taxable income: $8,746
• Est. tax owed @ 24.0%: −$2,099
• After-tax cash flow: $7,062/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: Marion County School District
• NCES district ID: 2802820
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,866
• Composite: 26.9/100
• National rank: #7089
• State rank: #62 of 130 in MS

Livability — Foxworth

• Score: 59/100
• State rank: #246
• US rank: #20172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foxworth, MS
• Population (ZIP): 5,003

Population outlook (Marion County) Hauer SSP2

• Today (2025): 22,813 people
• By 2030: 21,301 · -6.6%
• By 2040: 18,176 · -20.3%
• By 2050: 15,215 · -33.3%
• By 2075: 9,388 · -58.8%
• By 2100: 5,335 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 22% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.6) · D 28.7% · R 70.4%
• 2008→2024 swing: -10.2pp toward R · 2008: -31.4pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+36.8 2016: R+36.0 2012: R+29.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.09%
• Current HPI: 146.6775
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-66.7% since first listed

10 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $60,000 FSBO.com
• 2023-02-27 Sold (MLS) — MLSU
• 2023-02-23 Sold (MLS) — HAAR
• 2022-12-02 Listed $99,750 MLSU
• 2020-12-21 Listed $129,000 HAAR
• 2019-08-09 Listed $149,900 HAAR
• 2019-06-21 Listed $154,500 HAAR
• 2018-06-01 Listed $154,500 HAAR
• 2017-11-05 Listed $180,000 HAAR

Property tax history

+20.5%/yr

Latest (2025): $1,230 · +15.3% YoY. Source: county tax records.