101 S Main St · Mount Olive, MS 39119

$119,000

4 bd · 1.0 ba · 2,775 sqft · SingleFamily public records · 72 Days on market

Built 1925 0.93 ac lot ↓ 4% since listing

---

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 +26.0/30.0
• DSCR +8.8/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

A beautiful home with historic characteristics! Located on a large corner lot in beautiful small town of Mount Olive. Large living room and primary suite with a classic formal dining room. All offers to be made at www. homepath.com

Key facts

• Large fireplaces
• 0.93 acre lot
• Parking

Tags

• ORIGINAL HARDWOOD FLOORING
• SOARING VAULTED CEILINGS
• LARGE FIREPLACES
• BEAUTIFUL CHANDELIERS

Property features AI

Exterior

• Parking: 1-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Single family residence (house); Two levels
• Construction: Siding construction; Conventional foundation; Composition/shingle roof; Built (year source: assessor)
• Exterior features: Chain link and wood partial fencing

Interior

• Kitchen: Dishwasher; Electric range; Oven; Water heater (gas)
• Bedrooms: Two-level house with bedroom fireplaces
• Flooring: Carpet; Ceramic tile; Linoleum; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; High ceilings; Insulated windows; Window treatments; Has fireplace (in bedroom, dining room, and living room)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#93 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Covington County School District (rural): math 26% / reading 28% proficiency, ranked #78 of 130 in MS (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($823 loan paydown + $9k appreciation (7.6% local appreciation)).
• Covington County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $26k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (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 1925 — 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: 1.10% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $249,750
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 S 3rd St	0.27mi	4/2.5	2,504 (-10%)	10mo	$224,900	$90	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.94×
• Total profit: $64,642
• Equity at exit: $86,925

10-year hold

• IRR: 24.8%
• Equity multiple: 6.20×
• Total profit: $173,396
• Equity at exit: $169,327

Cash invested: $33,320 (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 39119

• Home prices YoY: 5.3%
• Active inventory: 27
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $297

Break-even live

Break-even rent $934

Max offer price $119,000

Occupancy floor 72%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $119,000 Active 72 DOM
2. 2026-06-18
   days on market $119,000 Active 71 DOM
3. 2026-06-17
   days on market $119,000 Active 70 DOM
4. 2026-06-16
   days on market $119,000 Active 69 DOM
5. 2026-06-15
   days on market $119,000 Active 68 DOM
6. 2026-06-14
   days on market $119,000 Active 66 DOM
7. 2026-06-13
   days on market $119,000 Active 65 DOM
8. 2026-06-10
   days on market $119,000 Active 63 DOM
9. 2026-06-09
   days on market $119,000 Active 62 DOM
10. 2026-06-09
    price $119,000 Active 61 DOM
11. 2026-06-08
    days on market $129,000 Active 61 DOM
12. 2026-06-07
    days on market $129,000 Active 60 DOM
13. 2026-06-05
    days on market $129,000 Active 57 DOM
14. 2026-06-03
    days on market $129,000 Active 56 DOM
15. 2026-06-02
    days on market $129,000 Active 55 DOM
16. 2026-06-01
    days on market $129,000 Active 54 DOM
17. 2026-05-31
    days on market $129,000 Active 53 DOM
18. 2026-05-30
    days on market $129,000 Active 52 DOM
19. 2026-05-13
    price $129,000
20. 2026-04-08
    listed $145,000 Active
21. 2024-10-10
    soldstatus $125,000
22. 2024-10-08
    soldstatus Closed 231-char remark

    Show marketing remark (231 chars)

    A beautiful home with historic characteristics! Located on a large corner lot in beautiful small town of Mount Olive. Large living room and primary suite with a classic formal dining room. All offers to be made at www. homepath.com

23. 2024-09-04
    status Pending 231-char remark

    Show marketing remark (231 chars)

    A beautiful home with historic characteristics! Located on a large corner lot in beautiful small town of Mount Olive. Large living room and primary suite with a classic formal dining room. All offers to be made at www. homepath.com

24. 2024-08-05
    listed $52,900 Active 231-char remark

    Show marketing remark (231 chars)

    A beautiful home with historic characteristics! Located on a large corner lot in beautiful small town of Mount Olive. Large living room and primary suite with a classic formal dining room. All offers to be made at www. homepath.com

25. 2021-10-08
    historical
26. 2005-01-06
    soldstatus
27. 2004-12-29
    soldstatus
28. 2004-05-28
    listed $135,000
29. 2003-08-28
    listed $135,000

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$172/yr (+$14/mo · 22.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $15,718
• − Mortgage interest: −$6,666
• − Property taxes: −$768
• − Insurance: −$595
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,462
• Taxable income: $1,713
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $3,155/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: Covington County School District
• NCES district ID: 2801290
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $33,020
• Composite: 22.09/100
• National rank: #8183
• State rank: #78 of 130 in MS

Livability — Mount Olive

• Score: 66/100
• State rank: #93
• US rank: #11501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Olive, MS
• Population (ZIP): 6,199

Population outlook (Covington County) Hauer SSP2

• Today (2025): 19,294 people
• By 2030: 18,875 · -2.2%
• By 2040: 17,777 · -7.9%
• By 2050: 16,381 · -15.1%
• By 2075: 12,704 · -34.2%
• By 2100: 9,090 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 46% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Serbian 4% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+33.3) · D 33.0% · R 66.2%
• 2008→2024 swing: -15.6pp toward R · 2008: -17.7pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+26.0 2016: R+24.5 2012: R+16.2 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.57%
• Current HPI: 150.7147
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.4% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $129,000 MLSU
• 2026-04-08 Listed $145,000 MLSU
• 2024-10-10 Sold (Public Records) $125,000 Public Records
• 2024-10-08 Sold (MLS) — HAAR
• 2024-09-04 Pending — HAAR
• 2024-08-05 Listed $52,900 HAAR
• 2021-10-08 Listing Removed — MLSU
• 2005-01-06 Sold (MLS) — MLSU
• 2004-12-29 Sold (Public Records) — Public Records
• 2004-05-28 Listed $135,000 MLSU
• 2003-08-28 Listed $135,000 MLSU

Property tax history

+94.0%/yr

Latest (2025): $768 · +10290.5% YoY. Source: county tax records.