1 Cr 4072 · Oxford, MS 38655

$1,750,000

None bd · None ba · 7,942 sqft · MultiFamily · 332 Days on market

Built 1993 Fair condition 12 ac lot

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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).

• Cash flow +12.9/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Not many opportunities come along with established rental property perfect for the investor looking for real estate at a great cap rate. Approximately $11,500 income per month. Nine (9) individual units that stay rented. All of the units are 2 bedroom, 1 bath with spacious yards. Property is 11.50 total acres so plenty of room to consider adding more units if approval is given by Lafayette County Planning Department. Seller pays insurance, lawn maintenance, general maintenance and property taxes. Tenants pay all utilities. Property being sold in "As Is" Condition. Waiting on a new owner.

Key facts

• Spacious yards
• Total acres
• 11.5 acre lot

Tags

• ESTABLISHED RENTAL PROPERTY
• NINE INDIVIDUAL UNITS
• SPACIOUS YARDS
• TOTAL ACRES

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.75M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.73M (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.52M (13.3% below list).
• Recommended offer: $1.52M (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.7% in Oxford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 87/100 on livability (#1 in MS, #285 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• Lafayette County School District (town): math 47% / reading 40% proficiency, ranked #29 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lafayette Upper Elementary School (math 46% / reading 39%, grade F, #105 of 375 statewide, top 28%, 823 students, 100% FRL); Lafayette Middle School (math 45% / reading 42%, grade D, #46 of 179 statewide, top 25%, 447 students, 99% FRL); Lafayette High School (math 53% / reading 42%, grade D, #28 of 197 statewide, top 14%, 868 students, 100% FRL) — zoned schools average 100% FRL vs 49% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 857 active listings in the ZIP; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).
• At $15,165/mo this rent would consume 267% of the median local household income ($68k/yr) (locally 1892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12k of loan paydown is wiped out by about $52k of value loss. Plan a longer hold.
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($1.54M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,516,500 (13.3% 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 332 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-261,828
• Equity at exit: $260,931

10-year hold

• IRR: -3.2%
• Equity multiple: 0.77×
• Total profit: $-113,862
• Equity at exit: $151,308

Cash invested: $490,000 (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 38655

• Rents YoY: 4.8%
• Active inventory: 857
• Price-to-rent: 86.5×

Monthly cashflow live

• Estimated rent: $15,165 medium
• Mortgage (P&I): −$9,177
• Tax est. 1.5%: −$2,188 /mo · $26,250/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,185
• Net cashflow: $-114

Break-even live

Break-even rent $15,309

Max offer price $1,733,575

Occupancy floor 96%

Sensitivity live

Price	-10% $1,096	-5% $491	+0% $-114	+5% $-718	+10% $-1,323
Rent	-10% $-1,312	-5% $-713	+0% $-114	+5% $486	+10% $1,085
Rate	-1.0pp $768	-0.5pp $332	base $-114	+0.5pp $-567	+1.0pp $-1,028

9-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 9× units	2	1	$15,165
Total (9 units)			$15,165

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $1,750,000 Active 332 DOM
2. 2026-06-19
   days on market $1,750,000 Active 329 DOM
3. 2026-06-18
   days on market $1,750,000 Active 328 DOM
4. 2026-06-17
   days on market $1,750,000 Active 327 DOM
5. 2026-06-16
   days on market $1,750,000 Active 326 DOM
6. 2026-06-15
   days on market $1,750,000 Active 325 DOM
7. 2026-06-14
   days on market $1,750,000 Active 323 DOM
8. 2026-06-12
   days on market $1,750,000 Active 322 DOM
9. 2026-06-09
   days on market $1,750,000 Active 319 DOM
10. 2026-06-08
    days on market $1,750,000 Active 318 DOM
11. 2026-06-07
    days on market $1,750,000 Active 317 DOM
12. 2026-06-02
    days on market $1,750,000 Active 312 DOM
13. 2026-06-01
    days on market $1,750,000 Active 311 DOM
14. 2026-05-31
    days on market $1,750,000 Active 310 DOM
15. 2026-05-30
    days on market $1,750,000 Active 309 DOM
16. 2025-07-25
    listed $1,750,000 Active 604-char remark

    Show marketing remark (604 chars)

    Not many opportunities come along with established rental property perfect for the investor looking for real estate at a great cap rate. Approximately $11,500 income per month. Nine (9) individual units that stay rented. All of the units are 2 bedroom, 1 bath with spacious yards. Property is 11.50 total acres so plenty of room to consider adding more units if approval is given by Lafayette County Planning Department. Seller pays insurance, lawn maintenance, general maintenance and property taxes. Tenants pay all utilities. Property being sold in "As Is" Condition. Waiting on a new owner.

17. 2021-06-30
    soldstatus 450-char remark

    Show marketing remark (450 chars)

    Incredible Investment Opportunity: This listing is for 12.0 +/- acres which currently includes 9 rental properties with plenty of room to add additional properties as desired. Each property is currently rented and in great condition. (Please see attached document for additional info on each property. ) Survey at seller's expense will be provided with accepted contract. An easement will be included to a property located at the rear of the acreage.

18. 2020-06-27
    listed $799,000 450-char remark

    Show marketing remark (450 chars)

    Incredible Investment Opportunity: This listing is for 12.0 +/- acres which currently includes 9 rental properties with plenty of room to add additional properties as desired. Each property is currently rented and in great condition. (Please see attached document for additional info on each property. ) Survey at seller's expense will be provided with accepted contract. An easement will be included to a property located at the rear of the acreage.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 21 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: $181,980
• − Mortgage interest: −$98,027
• − Property taxes: −$26,250
• − Insurance: −$8,750
• − Repairs & maintenance: −$14,558
• − Management: −$14,558
• − Depreciation: −$50,909
• Taxable loss: −$31,073
• Est. tax savings @ 24.0%: +$7,458
• After-tax cash flow: $6,095/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and increase its value. Repainting, new flooring, and siding repairs are recommended.

Repairs flagged

• Major siding — Significant wear and tear
• Major flooring — Worn carpet
• Moderate interior walls/paint — Paint appears faded

Value-add opportunities

• Both painting and repainting — Enhances curb appeal and interior aesthetics
• Both new flooring — Improves living space and rental appeal
• Both exterior siding repair — Restores curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls/paint · Paint appears faded	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both painting and repainting — Enhances curb appeal and interior aesthetics ↑
• Both new flooring — Improves living space and rental appeal ↑
• Both exterior siding repair — Restores curb appeal and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lafayette County School District
• NCES district ID: 2802370
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $46,476
• Composite: 37.09/100
• National rank: #4498
• State rank: #29 of 130 in MS

Livability — Oxford

• Score: 87/100
• State rank: #1
• US rank: #285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lafayette County · 46,156 people
• City population: 46,156
• Metro: Oxford, MS
• Population (ZIP): 46,156
• Household income: $68,235
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1892.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Hispanic / Latino 4% Asian 2% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.86%
• Current HPI: 211.5486
• Rent YoY: ▲ 4.85%
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+119.0% since first listed

3 events — show timeline

• 2025-07-25 Listed $1,750,000 NCMBR
• 2021-06-30 Sold (MLS) — NCMBR
• 2020-06-27 Listed $799,000 NCMBR