100 Southgate Dr · Hide-A-Way Lake, MS 39426

$127,500

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 9 Days on market

Built 1982 0.33 ac lot $97/sqft · 40% below area Est $225k · 43% under

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Potential abounds with this charming 3-bedroom, 2-bath home located near the south gate of Hide-A-Way Lake! Full of character and opportunity, this fixer-upper is ready for the right buyer or investor to restore it to its former glory. With a little vision and TLC, this property could become a wonderful primary residence, weekend retreat, or investment opportunity. Enjoy all the incredible amenities Hide-A-Way Lake has to offer, including a beautiful 200-acre lake, swimming pool, tennis and pickleball courts, multiple playgrounds, walking areas, community events, and more. Whether you enjoy boating, fishing, swimming, or simply relaxing in a vibrant lake community, there's something here fo

Key facts

• 200 acre lake
• Pickleball courts
• Multiple playgrounds

Tags

• 200 ACRE LAKE
• SWIMMING POOL
• TENNIS COURTS
• PICKLEBALL COURTS
• MULTIPLE PLAYGROUNDS
• WALKING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (7.8% below list).
• Recommended offer: $118k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.0% in Hide-A-Way Lake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pearl River County School District (rural): math 44% / reading 38% proficiency, ranked #35 of 130 in MS (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 321 active listings in the ZIP; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $117,604 (7.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (median comp): $224,877
• List price: $127,500
• Delta: -43.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 W Lakeshore Dr	0.69mi	2/1.5 (-1)	1,350 (+3%)	2mo	$199,500	$148	54
101 Greenwood Dr	0.58mi	3/2.0	1,266 (-4%)	19mo	$150,000	$118	47
202 Brookdale Dr	0.62mi	3/2.0	1,480 (+13%)	15mo	$200,000	$135	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-13,665
• Equity at exit: $19,011

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,948
• Equity at exit: $11,024

Cash invested: $35,700 (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 39426

• Home prices YoY: -33.9%
• Active inventory: 321
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,176 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $110

Break-even live

Break-even rent $1,037

Max offer price $127,500

Occupancy floor 86%

Sensitivity live

Price	-10% $182	-5% $146	+0% $110	+5% $74	+10% $38
Rent	-10% $17	-5% $64	+0% $110	+5% $157	+10% $203
Rate	-1.0pp $174	-0.5pp $143	base $110	+0.5pp $77	+1.0pp $44

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-17
   status Pending 710-char remark
2. 2026-05-07
   listed $127,500 Active 710-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: $1,166 · $97/mo
• Projected year-2 tax: $1,166 · $97/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 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $14,112
• − Mortgage interest: −$7,142
• − Property taxes: −$1,166
• − Insurance: −$638
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$3,709
• Taxable loss: −$800
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $1,514/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: Pearl River County School District
• NCES district ID: 2803540
• Math proficiency: 44% ▼ -3.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $50,916
• Composite: 35.44/100
• National rank: #4931
• State rank: #35 of 130 in MS

Livability — Hide-A-Way Lake

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

Census & demographics

• Census place: Hide-A-Way Lake, MS
• Population (ZIP): 17,555

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.24%
• Current HPI: 158.3694
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-17 Pending — PRCBOR
• 2026-05-07 Listed $127,500 PRCBOR

Property tax history

-2.2%/yr

Latest (2025): $1,166 · -2.2% YoY. Source: county tax records.