239 W College St · Hickory, MS 39332

$139,900

3 bd · 1.0 ba · 2,778 sqft · Other public records · 72 Days on market

Built 1970 1.40 ac lot $50/sqft · 60% below area

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The property is a 3-bedroom, 2-bath single-family home located in Hickory, MS, featuring a welcoming living room with a fireplace, a kitchen, and a traditional layout designed for comfortable everyday living. It also offers a spacious front yard and backyard, providing ample outdoor space for relaxation, gardening, or family activities. The home is located in a rural-suburban area, presenting strong potential for an owner-occupant or investor looking to make it their own.

Key facts

• Spacious front yard
• Spacious backyard
• 1.4 acre lot

Tags

• LIVING ROOM WITH FIREPLACE
• SPACIOUS FRONT YARD
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#71 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Newton County School District (rural): math 46% / reading 47% proficiency, ranked #25 of 130 in MS (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Newton County Elementary School (math 63% / reading 59%, grade B, #25 of 375 statewide, top 7%, 877 students, 100% FRL); Newton County High School (math 34% / reading 38%, grade F, #65 of 197 statewide, top 33%, 811 students, 100% FRL) — zoned schools average 100% FRL vs 47% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 3 units permitted in Newton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($967 loan paydown + $3k appreciation (2.1% local appreciation)).
• Newton County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (median comp): $411,576
• List price: $139,900
• Delta: -66.01%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.99×
• Total profit: $38,870
• Equity at exit: $56,244

10-year hold

• IRR: 20.4%
• Equity multiple: 3.73×
• Total profit: $107,013
• Equity at exit: $81,818

Cash invested: $39,172 (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 39332

• Home prices YoY: 1.7%
• Active inventory: 7
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$233 /mo · $2,797/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $443

Break-even live

Break-even rent $1,298

Max offer price $139,900

Occupancy floor 71%

Sensitivity live

Price	-10% $522	-5% $483	+0% $443	+5% $403	+10% $364
Rent	-10% $296	-5% $370	+0% $443	+5% $516	+10% $590
Rate	-1.0pp $513	-0.5pp $479	base $443	+0.5pp $407	+1.0pp $370

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $139,900 Active 72 DOM
2. 2026-06-21
   days on market $139,900 Active 71 DOM
3. 2026-06-18
   days on market $139,900 Active 69 DOM
4. 2026-06-17
   days on market $139,900 Active 68 DOM
5. 2026-06-16
   days on market $139,900 Active 67 DOM
6. 2026-06-15
   days on market $139,900 Active 66 DOM
7. 2026-06-14
   days on market $139,900 Active 64 DOM
8. 2026-06-12
   pricedays on market $139,900 Active 63 DOM
9. 2026-06-09
   days on market $149,900 Active 60 DOM
10. 2026-06-08
    days on market $149,900 Active 59 DOM
11. 2026-06-07
    days on market $149,900 Active 58 DOM
12. 2026-06-07
    days on market $149,900 Active 57 DOM
13. 2026-06-04
    days on market $149,900 Active 54 DOM
14. 2026-06-02
    days on market $149,900 Active 53 DOM
15. 2026-06-01
    days on market $149,900 Active 52 DOM
16. 2026-05-31
    days on market $149,900 Active 51 DOM
17. 2026-05-12
    price $149,900 476-char remark

    Show marketing remark (476 chars)

    The property is a 3-bedroom, 2-bath single-family home located in Hickory, MS, featuring a welcoming living room with a fireplace, a kitchen, and a traditional layout designed for comfortable everyday living. It also offers a spacious front yard and backyard, providing ample outdoor space for relaxation, gardening, or family activities. The home is located in a rural-suburban area, presenting strong potential for an owner-occupant or investor looking to make it their own.

18. 2026-04-10
    listed $159,900 Active 476-char remark

    Show marketing remark (476 chars)

    The property is a 3-bedroom, 2-bath single-family home located in Hickory, MS, featuring a welcoming living room with a fireplace, a kitchen, and a traditional layout designed for comfortable everyday living. It also offers a spacious front yard and backyard, providing ample outdoor space for relaxation, gardening, or family activities. The home is located in a rural-suburban area, presenting strong potential for an owner-occupant or investor looking to make it their own.

19. 2024-06-06
    soldstatus Closed 419-char remark

    Show marketing remark (419 chars)

    This home is in Newton County school district, this is a 4 bedroom 3 full bath home. This is approximate 2800 ft. This home is located in a very quiet neighborhood in Hickory. This home has been completely remodeled, new interior and exterior paint, new floor, covering throughout, this home has a brand new central heat and air system, this home has new countertops, lights, toilets, etc. .This home will not last long

20. 2024-04-25
    status Active 419-char remark

    Show marketing remark (419 chars)

    This home is in Newton County school district, this is a 4 bedroom 3 full bath home. This is approximate 2800 ft. This home is located in a very quiet neighborhood in Hickory. This home has been completely remodeled, new interior and exterior paint, new floor, covering throughout, this home has a brand new central heat and air system, this home has new countertops, lights, toilets, etc. .This home will not last long

21. 2024-03-18
    listed $179,900 Active 419-char remark

    Show marketing remark (419 chars)

    This home is in Newton County school district, this is a 4 bedroom 3 full bath home. This is approximate 2800 ft. This home is located in a very quiet neighborhood in Hickory. This home has been completely remodeled, new interior and exterior paint, new floor, covering throughout, this home has a brand new central heat and air system, this home has new countertops, lights, toilets, etc. .This home will not last long

22. 2024-02-07
    price $179,900
23. 2024-01-21
    price $198,500
24. 2024-01-09
    price $199,000
25. 2023-10-23
    price $199,900
26. 2023-09-23
    price $219,900
27. 2023-08-30
    status Active
28. 2023-08-30
    price $249,900
29. 2023-08-13
    historical
30. 2023-08-13
    listed $275,000 Active
31. 2023-04-07
    soldstatus
32. 2022-12-22
    listed $69,900

ⓘ 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: $2,797 · $233/mo
• Projected year-2 tax: $2,797 · $233/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 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: $22,300
• − Mortgage interest: −$7,837
• − Property taxes: −$2,797
• − Insurance: −$700
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$4,070
• Taxable income: $3,328
• Est. tax owed @ 24.0%: −$799
• After-tax cash flow: $4,517/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: Newton County School District
• NCES district ID: 2803150
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $38,029
• Composite: 38.74/100
• National rank: #4127
• State rank: #25 of 130 in MS

Livability — Hickory

• Score: 68/100
• State rank: #71
• US rank: #10021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hickory, MS
• Population (ZIP): 2,112

Population outlook (Newton County) Hauer SSP2

• Today (2025): 21,329 people
• By 2030: 20,990 · -1.6%
• By 2040: 20,188 · -5.3%
• By 2050: 19,212 · -9.9%
• By 2075: 16,424 · -23.0%
• By 2100: 13,006 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Black 33% Two or more races 1%
• Common ancestry: Scottish 1%
• Foreign-born: 0%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.2%
• 2008→2024 swing: -9.2pp toward R · 2008: -34.1pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+38.5 2016: R+39.3 2012: R+31.4 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.14%
• Current HPI: 130.4089
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+114.4% since first listed

16 events — show timeline

• 2026-05-12 Price Changed $149,900 MLSU
• 2026-04-10 Listed $159,900 MLSU
• 2024-06-06 Sold (MLS) — EMR
• 2024-04-25 Relisted — EMR
• 2024-03-18 Listed $179,900 EMR
• 2024-02-07 Price Changed $179,900 EMR
• 2024-01-21 Price Changed $198,500 EMR
• 2024-01-09 Price Changed $199,000 EMR
• 2023-10-23 Price Changed $199,900 EMR
• 2023-09-23 Price Changed $219,900 EMR
• 2023-08-30 Relisted — EMR
• 2023-08-30 Price Changed $249,900 EMR
• 2023-08-13 Delisted — EMR
• 2023-08-13 Listed $275,000 EMR
• 2023-04-07 Sold (MLS) — EMR
• 2022-12-22 Listed $69,900 EMR

Property tax history

+15.2%/yr

Latest (2025): $2,797 · +0.0% YoY. Source: county tax records.