2427 Old Highway 4 · Waterford, MS 38635

$110,000

4 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 47 Days on market

Built 2007 1.34 ac lot ↓ 12% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

4 bedroom 2 bath home on 1.34 acres being sold "as-is".

Key facts

• 1.34 acre lot
• Built 2007
• Listed 47 days

Property features AI

Exterior

• Parking: Open parking
• Utilities: Well water; Septic tank; Electricity connected; Propane connected; Sewer connected; Water connected
• Home design: Single-family house; One level
• Construction: Siding construction; Asphalt shingle roof; Conventional foundation; Built (year source: Assessor)
• Exterior features: Private yard

Interior

• Kitchen: Free-standing gas range
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Free-standing gas range

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Marshall County School District (rural): math 18% / reading 25% proficiency, ranked #87 of 130 in MS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Byhalia Middle School (5-8) (math 18% / reading 24%, grade F, #112 of 179 statewide, top 64%, 444 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 147 active listings in the ZIP; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $750 of equity ($761 loan paydown + $-11 appreciation (-0.0% local appreciation)).
• Marshall County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.40% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.91%
• DSCR: 1.84
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.90×
• Total profit: $27,647
• Equity at exit: $31,886

10-year hold

• IRR: 23.0%
• Equity multiple: 3.54×
• Total profit: $78,278
• Equity at exit: $38,284

Cash invested: $30,800 (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 38635

• Home prices YoY: -0.0%
• Active inventory: 147
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$112 /mo · $1,349/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $485

Break-even live

Break-even rent $930

Max offer price $110,000

Occupancy floor 64%

Sensitivity live

Price	-10% $548	-5% $516	+0% $485	+5% $454	+10% $423
Rent	-10% $363	-5% $424	+0% $485	+5% $546	+10% $607
Rate	-1.0pp $541	-0.5pp $513	base $485	+0.5pp $457	+1.0pp $428

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 47 DOM
2. 2026-06-18
   days on market $110,000 Active 44 DOM
3. 2026-06-17
   days on market $110,000 Active 43 DOM
4. 2026-06-16
   days on market $110,000 Active 42 DOM
5. 2026-06-15
   days on market $110,000 Active 41 DOM
6. 2026-06-13
   pricedays on market $110,000 Active 39 DOM
7. 2026-06-10
   days on market $115,000 Active 36 DOM
8. 2026-06-09
   days on market $115,000 Active 35 DOM
9. 2026-06-08
   days on market $115,000 Active 34 DOM
10. 2026-06-07
    days on market $115,000 Active 33 DOM
11. 2026-06-03
    days on market $115,000 Active 29 DOM
12. 2026-06-02
    days on market $115,000 Active 28 DOM
13. 2026-06-01
    days on market $115,000 Active 27 DOM
14. 2026-05-31
    days on market $115,000 Active 26 DOM
15. 2026-05-16
    price $120,000 65-char remark
16. 2026-05-05
    listed $125,000 Active 65-char remark

ⓘ 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: $1,349 · $112/mo
• Projected year-2 tax: $1,349 · $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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,537
• − Mortgage interest: −$6,162
• − Property taxes: −$1,349
• − Insurance: −$550
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,200
• Taxable income: $4,311
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $4,789/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: Marshall County School District
• NCES district ID: 2802850
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $39,333
• Composite: 18.11/100
• National rank: #8970
• State rank: #87 of 130 in MS

Livability — Waterford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,312

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,542 people
• By 2030: 31,983 · -4.6%
• By 2040: 28,556 · -14.9%
• By 2050: 25,352 · -24.4%
• By 2075: 20,032 · -40.3%
• By 2100: 16,738 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 29% Two or more races 5%
• Common ancestry: Serbian 1% English 1%
• Foreign-born: 3%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Marshall

• 2024 margin: Lean R (+7.3) · D 46.0% · R 53.2%
• 2008→2024 swing: -25.5pp toward R · 2008: 18.2pp · 2024: -7.3pp
• All cycles: 2024: R+7.3 2020: D+3.1 2016: D+9.7 2012: D+19.4 2008: D+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.01%
• Current HPI: 245.68
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.0% since first listed

4 events — show timeline

• 2026-06-10 Price Changed $110,000 MLSU
• 2026-05-28 Price Changed $115,000 MLSU
• 2026-05-16 Price Changed $120,000 MLSU
• 2026-05-05 Listed $125,000 MLSU