80 County Road 130 · Bruce, MS 38915

$145,000

2 bd · 2.0 ba · 1,206 sqft · SingleFamily public records · 13 Days on market

Built 1945 6.00 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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0

Listing remarks

Looking for acreage without breaking the bank? This 3-bedroom, 2-bath home situated on approximately 6 beautiful acres in the desirable Mt. Moriah Community offers a rare opportunity to enjoy country living at an affordable price point. Built in 1945, this traditional home features 1,430 square feet and is full of potential for the buyer ready to make it their own. Whether you're looking for a starter home, investment property, or a quiet place to put down roots, the possibilities here are plentiful. Enjoy the peace and privacy of rural living while still being just minutes from Bruce and everyday conveniences. With land, location, and value all wrapped into one package, this property is a

Key facts

• 6 acre lot
• Built 1945
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-37 ($-448/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (27.7% below list).
• Recommended offer: $105k (27.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#147 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Calhoun County School District (rural): math 28% / reading 29% proficiency, ranked #75 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bruce Elementary School (math 8% / reading 27%, grade F, #257 of 375 statewide, top 69%, 316 students, 99% FRL); Bruce High School (math 37% / reading 32%, grade F, #68 of 197 statewide, top 39%, 459 students, 99% FRL) — zoned schools average 99% FRL vs 69% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 10 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.4% local appreciation)).
• Calhoun County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,790 (27.7% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.72% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.25×
• Total profit: $10,280
• Equity at exit: $60,156

10-year hold

• IRR: 8.0%
• Equity multiple: 2.13×
• Total profit: $45,908
• Equity at exit: $88,963

Cash invested: $40,600 (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 38915

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-37

Break-even live

Break-even rent $1,095

Max offer price $138,402

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $4	+0% $-37	+5% $-78	+10% $-119
Rent	-10% $-120	-5% $-79	+0% $-37	+5% $4	+10% $45
Rate	-1.0pp $36	-0.5pp $0	base $-37	+0.5pp $-75	+1.0pp $-113

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-26
   status Pending
2. 2026-04-13
   listed $145,000 Active

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$613/yr (+$51/mo · 115.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,575
• − Mortgage interest: −$8,122
• − Property taxes: −$533
• − Insurance: −$725
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$4,218
• Taxable loss: −$3,035
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $280/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: Calhoun County School District
• NCES district ID: 2800870
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,951
• Composite: 23.14/100
• National rank: #7952
• State rank: #75 of 130 in MS

Livability — Bruce

• Score: 63/100
• State rank: #147
• US rank: #15075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,186

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,108 people
• By 2030: 13,650 · -3.2%
• By 2040: 12,586 · -10.8%
• By 2050: 11,417 · -19.1%
• By 2075: 8,381 · -40.6%
• By 2100: 5,478 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 29% Two or more races 3%
• Common ancestry: Italian 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+48.0) · D 25.6% · R 73.6%
• 2008→2024 swing: -20.3pp toward R · 2008: -27.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+41.3 2016: R+39.1 2012: R+27.3 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 143.4197
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-26 Pending — NCMBR
• 2026-04-13 Listed $145,000 NCMBR

Property tax history

+4.9%/yr

Latest (2025): $533 · +3.5% YoY. Source: county tax records.