6427 Highway 33 · Roxie, MS 39661

$80,000

3 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 181 Days on market

Built 1972 4.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Knoxville Community Mini-Farm - 4+- Acres with Home An excellent opportunity awaits in the highly sought-after Knoxville community. Properties here are rarely available, and this 4+ acre tract with a home already in place offers the perfect chance to secure your forever home or weekend getaway. Formerly a small farm, the land is already fenced and cross-fenced, making it ready for livestock. Whether you envision horses, cattle, or goats, the property is patiently waiting for you to step into the mini-farm lifestyle. The home offers three bedrooms and one bath, positioned along MS 33 for easy access while still preserving the feel of country living. It is a straightforward house with solid potential, ideal for someone ready to invest effort and make it their own. Location is another highlight. Just minutes away lies the Homochitto National Forest, where thousands of acres provide unlimited recreational opportunities throughout the year. Hunting, hiking, and exploring are right at your doorstep, while Lake Okhissa in Meadville, only twenty minutes away, expands those options with fishing, boating, and family fun across the seasons. The property itself carries a plainspoken charm. Out back, a large yard stretches wide beneath the shade of mature live oaks that stand tall and steady. These trees lend the land a sense of permanence and Southern character, while also offering space for gatherings, gardens, or quiet afternoons. The backyard sets the tone, combining presence and potential in a way that invites you to imagine what could be. Taken together, the house, the land, and the location create a setting where careful effort can bring out lasting value. This property stands ready for someone with vision, patience, and determination to shape it into a place worth keeping for years to come.

Key facts

• Lake okhissa
• Mature live oaks
• 4 acres

Tags

• KNOXVILLE COMMUNITY MINI-FARM
• 4 ACRES
• FENCED AND CROSS-FENCED
• LARGE YARD
• MATURE LIVE OAKS
• LAKE OKHISSA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#327 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Franklin County School District (rural): math 38% / reading 37% proficiency, ranked #50 of 130 in MS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $4k appreciation (4.5% local appreciation)).
• Franklin County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.58% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.97×
• Total profit: $44,193
• Equity at exit: $43,178

10-year hold

• IRR: 31.3%
• Equity multiple: 5.94×
• Total profit: $110,675
• Equity at exit: $72,793

Cash invested: $22,400 (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 39661

• Home prices YoY: 4.7%
• Active inventory: 16
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $436

Break-even live

Break-even rent $715

Max offer price $80,000

Occupancy floor 61%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 181 DOM
2. 2026-06-17
   days on market $80,000 Active 180 DOM
3. 2026-06-16
   days on market $80,000 Active 179 DOM
4. 2026-06-15
   days on market $80,000 Active 178 DOM
5. 2026-06-13
   pricedays on market $80,000 Active 176 DOM
6. 2026-06-12
   days on market $100,000 Active 175 DOM
7. 2026-06-09
   days on market $100,000 Active 172 DOM
8. 2026-06-08
   days on market $100,000 Active 171 DOM
9. 2026-06-07
   days on market $100,000 Active 170 DOM
10. 2026-06-05
    days on market $100,000 Active 168 DOM
11. 2026-06-04
    days on market $100,000 Active 166 DOM
12. 2026-06-02
    days on market $100,000 Active 165 DOM
13. 2026-06-01
    days on market $100,000 Active 164 DOM
14. 2026-05-31
    days on market $100,000 Active 163 DOM
15. 2025-12-19
    listed $100,000 Active 1822-char remark

    Show marketing remark (1822 chars)

    Knoxville Community Mini-Farm - 4+- Acres with Home An excellent opportunity awaits in the highly sought-after Knoxville community. Properties here are rarely available, and this 4+ acre tract with a home already in place offers the perfect chance to secure your forever home or weekend getaway. Formerly a small farm, the land is already fenced and cross-fenced, making it ready for livestock. Whether you envision horses, cattle, or goats, the property is patiently waiting for you to step into the mini-farm lifestyle. The home offers three bedrooms and one bath, positioned along MS 33 for easy access while still preserving the feel of country living. It is a straightforward house with solid potential, ideal for someone ready to invest effort and make it their own. Location is another highlight. Just minutes away lies the Homochitto National Forest, where thousands of acres provide unlimited recreational opportunities throughout the year. Hunting, hiking, and exploring are right at your doorstep, while Lake Okhissa in Meadville, only twenty minutes away, expands those options with fishing, boating, and family fun across the seasons. The property itself carries a plainspoken charm. Out back, a large yard stretches wide beneath the shade of mature live oaks that stand tall and steady. These trees lend the land a sense of permanence and Southern character, while also offering space for gatherings, gardens, or quiet afternoons. The backyard sets the tone, combining presence and potential in a way that invites you to imagine what could be. Taken together, the house, the land, and the location create a setting where careful effort can bring out lasting value. This property stands ready for someone with vision, patience, and determination to shape it into a place worth keeping for years to come.

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,344 · $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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,200
• − Mortgage interest: −$4,481
• − Property taxes: −$1,344
• − Insurance: −$400
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,327
• Taxable income: $4,215
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $4,218/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: Franklin County School District
• NCES district ID: 2801530
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $36,302
• Composite: 31.13/100
• National rank: #6061
• State rank: #50 of 130 in MS

Livability — Roxie

• Score: 53/100
• State rank: #327
• US rank: #24382

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): 2,641

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 6,987 people
• By 2030: 6,529 · -6.6%
• By 2040: 5,613 · -19.7%
• By 2050: 4,814 · -31.1%
• By 2075: 3,361 · -51.9%
• By 2100: 2,505 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 41%
• Common ancestry: Lithuanian 6% Slovak 5% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+39.8) · D 29.8% · R 69.6%
• 2008→2024 swing: -14.7pp toward R · 2008: -25.1pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+32.3 2016: R+28.8 2012: R+22.5 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.55%
• Current HPI: 101.6359
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-12-19 Listed $100,000 MLSU

Property tax history

+3.0%/yr

Latest (2025): $1,344 · +0.1% YoY. Source: county tax records.