6180 Hamp Lea Rd · Liberty, MS 39645

$125,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 37 Days on market

Built 1955 4.03 ac lot $95/sqft · 38% below area

---

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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Peaceful Country Living on 4.03 Acres Charming ranch-style home set nicely back from the road, accessed by a scenic driveway lined with beautiful crepe myrtles. Situated on approximately 3.9 acres of gently rolling land, this property offers privacy, space, and a peaceful rural setting. The home features 3 bedrooms, 1 bath, and approximately 2,110 square feet of living area. Inside you'll find a spacious den, separate dining room, and two full kitchens, offering plenty of room for family gatherings, entertaining, or flexible living arrangements. Step outside and enjoy the outdoors from the welcoming front porch that stretches across the front of the home or relax on the rear patio overlooking the property. The land is dotted with numerous shade trees, creating a beautiful setting throughout the seasons and has pecan, fig and Blueberry bushes. Additional improvements include a 16' x 16' storage building, providing extra space for tools, equipment, or hobbies. Conveniently located in Amite County, the property is approximately 8 miles west of Interstate 55 at the Magnolia exit, offering easy access while still enjoying the quiet of country living. This property combines comfort, acreage, and location--making it a great opportunity for those looking for a relaxing rural lifestyle.

Key facts

• 3.9 acres
• Shade trees
• Front porch

Tags

• 3.9 ACRES
• SCENIC DRIVEWAY
• TWO FULL KITCHENS
• FRONT PORCH
• REAR PATIO
• SHADE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-34 ($-410/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (16.0% below list).
• Recommended offer: $105k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#176 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Amite County School District (rural): math 21% / reading 17% proficiency, ranked #95 of 130 in MS (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.4% local appreciation)).
• Amite County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $105,019 (16.0% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $325,407
• List price: $125,000
• Delta: -61.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.08×
• Total profit: $2,918
• Equity at exit: $45,591

10-year hold

• IRR: 6.0%
• Equity multiple: 1.76×
• Total profit: $26,715
• Equity at exit: $62,910

Cash invested: $35,000 (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 39645

• Home prices YoY: 1.3%
• Active inventory: 34
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-34

Break-even live

Break-even rent $1,093

Max offer price $120,052

Occupancy floor 98%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   status Active 1303-char remark

   Show marketing remark (1303 chars)

   Peaceful Country Living on 4.03 Acres Charming ranch-style home set nicely back from the road, accessed by a scenic driveway lined with beautiful crepe myrtles. Situated on approximately 3.9 acres of gently rolling land, this property offers privacy, space, and a peaceful rural setting. The home features 3 bedrooms, 1 bath, and approximately 2,110 square feet of living area. Inside you'll find a spacious den, separate dining room, and two full kitchens, offering plenty of room for family gatherings, entertaining, or flexible living arrangements. Step outside and enjoy the outdoors from the welcoming front porch that stretches across the front of the home or relax on the rear patio overlooking the property. The land is dotted with numerous shade trees, creating a beautiful setting throughout the seasons and has pecan, fig and Blueberry bushes. Additional improvements include a 16' x 16' storage building, providing extra space for tools, equipment, or hobbies. Conveniently located in Amite County, the property is approximately 8 miles west of Interstate 55 at the Magnolia exit, offering easy access while still enjoying the quiet of country living. This property combines comfort, acreage, and location--making it a great opportunity for those looking for a relaxing rural lifestyle.

2. 2026-04-01
   status Pending 1303-char remark

   Show marketing remark (1303 chars)

   Peaceful Country Living on 4.03 Acres Charming ranch-style home set nicely back from the road, accessed by a scenic driveway lined with beautiful crepe myrtles. Situated on approximately 3.9 acres of gently rolling land, this property offers privacy, space, and a peaceful rural setting. The home features 3 bedrooms, 1 bath, and approximately 2,110 square feet of living area. Inside you'll find a spacious den, separate dining room, and two full kitchens, offering plenty of room for family gatherings, entertaining, or flexible living arrangements. Step outside and enjoy the outdoors from the welcoming front porch that stretches across the front of the home or relax on the rear patio overlooking the property. The land is dotted with numerous shade trees, creating a beautiful setting throughout the seasons and has pecan, fig and Blueberry bushes. Additional improvements include a 16' x 16' storage building, providing extra space for tools, equipment, or hobbies. Conveniently located in Amite County, the property is approximately 8 miles west of Interstate 55 at the Magnolia exit, offering easy access while still enjoying the quiet of country living. This property combines comfort, acreage, and location--making it a great opportunity for those looking for a relaxing rural lifestyle.

3. 2026-03-09
   listed $125,000 Active 1303-char remark

   Show marketing remark (1303 chars)

   Peaceful Country Living on 4.03 Acres Charming ranch-style home set nicely back from the road, accessed by a scenic driveway lined with beautiful crepe myrtles. Situated on approximately 3.9 acres of gently rolling land, this property offers privacy, space, and a peaceful rural setting. The home features 3 bedrooms, 1 bath, and approximately 2,110 square feet of living area. Inside you'll find a spacious den, separate dining room, and two full kitchens, offering plenty of room for family gatherings, entertaining, or flexible living arrangements. Step outside and enjoy the outdoors from the welcoming front porch that stretches across the front of the home or relax on the rear patio overlooking the property. The land is dotted with numerous shade trees, creating a beautiful setting throughout the seasons and has pecan, fig and Blueberry bushes. Additional improvements include a 16' x 16' storage building, providing extra space for tools, equipment, or hobbies. Conveniently located in Amite County, the property is approximately 8 miles west of Interstate 55 at the Magnolia exit, offering easy access while still enjoying the quiet of country living. This property combines comfort, acreage, and location--making it a great opportunity for those looking for a relaxing rural lifestyle.

4. 1998-09-24
   soldstatus

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $12,602
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,636
• Taxable loss: −$2,552
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $202/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: Amite County School District
• NCES district ID: 2800420
• Math proficiency: 21% ▲ 7.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $30,275
• Composite: 15.22/100
• National rank: #9340
• State rank: #95 of 130 in MS

Livability — Liberty

• Score: 62/100
• State rank: #176
• US rank: #16800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,744

Population outlook (Amite County) Hauer SSP2

• Today (2025): 11,300 people
• By 2030: 10,527 · -6.8%
• By 2040: 8,881 · -21.4%
• By 2050: 7,326 · -35.2%
• By 2075: 4,691 · -58.5%
• By 2100: 3,035 · -73.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 40% Two or more races 2%
• Common ancestry: Lithuanian 5% Serbian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Amite

• 2024 margin: Solid R (+32.8) · D 33.0% · R 65.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -11.7pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+26.1 2016: R+22.7 2012: R+15.3 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 112.0501
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-05-12 Relisted — MLSU
• 2026-04-01 Pending — MLSU
• 2026-03-09 Listed $125,000 MLSU
• 1998-09-24 Sold (Public Records) — Public Records

Property tax history

-3.8%/yr

Latest (2016): $172 · -10.9% YoY. Source: county tax records.