471 County Road 124 · Walnut, MS 38683

$92,000

1 bd · 1.0 ba · 576 sqft · SingleFamily · 7 Days on market

Built 1992 Good condition 1.00 ac lot

---

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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Condition / age +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks

Peace. Privacy. Possibility. Escape to peaceful country living at 471 County Road 124 in Walnut, MS. Situated on 1.472 acres, this charming 1-bedroom, 1-bath home offers the perfect blend of simplicity and functionality. Inside, you'll find 576 square feet of thoughtfully utilized space and the comfort of a new ductless HVAC system. Outside, the property truly shines with established gardens, inviting outdoor living spaces, and a private pond, creating an ideal setting for relaxing evenings, homesteading, or enjoying nature right outside your door. Conveniently located just minutes from Highway 72, this unique property offers a peaceful retreat while maintaining easy access to nearby amenit

Key facts

• Private pond
• Established gardens
• Peaceful retreat

Tags

• DUCTLESS HVAC SYSTEM
• ESTABLISHED GARDENS
• OUTDOOR LIVING SPACES
• PRIVATE POND
• PEACEFUL RETREAT

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Exterior features: Metal roof; Approximately 1.47-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type unspecified); Has cooling (type unspecified)
• Interior features: Range, Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-40 ($-475/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (18.0% below list).
• Recommended offer: $75k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#304 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, amenities F, commute F.
• North Tippah School District (rural): math 31% / reading 36% proficiency, ranked #59 of 130 in MS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Chalybeate Elementary School (math 37% / reading 42%, grade F, #122 of 375 statewide, top 34%, 266 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 10 units permitted in Tippah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($636 loan paydown + $5k appreciation (5.1% local appreciation)).
• Tippah County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,469 (18.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.74×
• Total profit: $19,140
• Equity at exit: $52,609

10-year hold

• IRR: 12.7%
• Equity multiple: 3.32×
• Total profit: $59,874
• Equity at exit: $91,190

Cash invested: $25,760 (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 38683

• Home prices YoY: 3.0%
• Active inventory: 24
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $755 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $-40

Break-even live

Break-even rent $805

Max offer price $86,272

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-8	+0% $-40	+5% $-71	+10% $-103
Rent	-10% $-99	-5% $-69	+0% $-40	+5% $-10	+10% $20
Rate	-1.0pp $7	-0.5pp $-16	base $-40	+0.5pp $-63	+1.0pp $-88

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-22
   days on market $92,000 Active 7 DOM
2. 2026-06-21
   days on market $92,000 Active 6 DOM
3. 2026-06-21
   days on market $92,000 Active 5 DOM
4. 2026-06-18
   days on market $92,000 Active 3 DOM
5. 2026-06-17
   days on market $92,000 Active 2 DOM
6. 2026-06-16
   remarks 699-char remark
7. 2026-06-16
   listed $92,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $9,056
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$725
• − Management: −$725
• − Depreciation: −$2,676
• Taxable loss: −$2,063
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $20/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 · 8 photos

Good 75/100 Cosmetic rehab

This charming 1-bedroom, 1-bath home offers a peaceful retreat with established gardens and a private pond. The property is in good condition with a new ductless HVAC system and well-maintained landscaping. Minor updates to the interior and exterior can significantly enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value
• Both Install new windows — New windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value ↑
• Both Install new windows — New windows improve energy efficiency and curb appeal ↑

ⓘ 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: North Tippah School District
• NCES district ID: 2803270
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $32,951
• Composite: 27.46/100
• National rank: #6962
• State rank: #59 of 130 in MS

Livability — Walnut

• Score: 56/100
• State rank: #304
• US rank: #22608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,488

Population outlook (Tippah County) Hauer SSP2

• Today (2025): 21,864 people
• By 2030: 21,575 · -1.3%
• By 2040: 20,850 · -4.6%
• By 2050: 19,953 · -8.7%
• By 2075: 17,257 · -21.1%
• By 2100: 13,705 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Lithuanian 3% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tippah

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -22.8pp toward R · 2008: -44.4pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+60.6 2016: R+58.8 2012: R+48.5 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.09%
• Current HPI: 172.686
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-16 Listed $92,000 NEMSBD