507 Mcwhirter St · Amory, MS 38821

$87,500

2 bd · 1.0 ba · 999 sqft · SingleFamily public records · 36 Days on market

Built 1960 0.30 ac lot $88/sqft · 6% above area Est $82k · 6% over

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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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• ARV discount +4.7/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom 1 bath home with fenced in backyard, covered deck, 2 storage buildings, 2 carports, Metal roof recently installed, central heat and air and more on a dead end street on the edge of Amory.

Key facts

• Covered carports
• Partially wooded lot
• Fenced in backyard

Tags

• FENCED IN BACKYARD
• STORAGE BUILDINGS
• COVERED CARPORTS
• PARTIALLY WOODED LOT

Property features AI

Finance

• Other:
• Financial info: Annual property tax approximately $496.93
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single-story ranch-style single family residence; Residential property
• Construction:
• Exterior features: Patio; Lot dimensions approximately 135 x 110; Lot size about 0.3 acre

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling:
• Interior features: Total of 5 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#76 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Amory School District (town): math 44% / reading 43% proficiency, ranked #34 of 130 in MS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $82,439
• List price: $87,500
• Delta: 6.14%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-4,066
• Equity at exit: $13,047

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $9,403
• Equity at exit: $7,565

Cash invested: $24,500 (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 38821

• Home prices YoY: -18.1%
• Active inventory: 102
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $159

Break-even live

Break-even rent $679

Max offer price $87,500

Occupancy floor 77%

Sensitivity live

Price	-10% $209	-5% $184	+0% $159	+5% $134	+10% $110
Rent	-10% $90	-5% $124	+0% $159	+5% $194	+10% $229
Rate	-1.0pp $203	-0.5pp $181	base $159	+0.5pp $137	+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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $87,500 Active 36 DOM
2. 2026-06-18
   days on market $87,500 Active 34 DOM
3. 2026-06-17
   price $87,500 Active 33 DOM
4. 2026-06-17
   days on market $90,000 Active 33 DOM
5. 2026-06-16
   days on market $90,000 Active 32 DOM
6. 2026-06-15
   days on market $90,000 Active 31 DOM
7. 2026-06-13
   days on market $90,000 Active 29 DOM
8. 2026-06-12
   days on market $90,000 Active 28 DOM
9. 2026-06-09
   days on market $90,000 Active 25 DOM
10. 2026-06-08
    days on market $90,000 Active 24 DOM
11. 2026-06-07
    days on market $90,000 Active 23 DOM
12. 2026-06-07
    days on market $90,000 Active 22 DOM
13. 2026-06-04
    days on market $90,000 Active 19 DOM
14. 2026-06-02
    days on market $90,000 Active 18 DOM
15. 2026-06-01
    days on market $90,000 Active 17 DOM
16. 2026-05-31
    days on market $90,000 Active 16 DOM
17. 2026-05-15
    listed $90,000 Active 185-char remark
18. 2023-08-23
    soldstatus 197-char remark

    Show marketing remark (197 chars)

    2 Bedroom 1 bath home with fenced in backyard, covered deck, 2 storage buildings, 2 carports, Metal roof recently installed, central heat and air and more on a dead end street on the edge of Amory.

19. 2023-08-21
    soldstatus $110,832
20. 2023-05-16
    listed $109,900 197-char remark

    Show marketing remark (197 chars)

    2 Bedroom 1 bath home with fenced in backyard, covered deck, 2 storage buildings, 2 carports, Metal roof recently installed, central heat and air and more on a dead end street on the edge of Amory.

21. 2010-10-28
    soldstatus $47,500

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $691 · $58/mo
• Expected delta: +$194/yr (+$16/mo · 39.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,572
• − Mortgage interest: −$4,901
• − Property taxes: −$497
• − Insurance: −$438
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,545
• Taxable income: $499
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $1,791/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: Amory School District
• NCES district ID: 2800450
• Math proficiency: 44% ▼ -17.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $37,071
• Composite: 36.17/100
• National rank: #4733
• State rank: #34 of 130 in MS

Livability — Amory

• Score: 67/100
• State rank: #76
• US rank: #10386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amory, MS
• Population (ZIP): 12,417

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 17% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Scottish 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.08%
• Current HPI: 141.0581
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+84.2% since first listed

6 events — show timeline

• 2026-06-17 Price Changed $87,500 NEMSBD
• 2026-05-15 Listed $90,000 NEMSBD
• 2023-08-23 Sold (MLS) — NEMSBD
• 2023-08-21 Sold (Public Records) $110,832 Public Records
• 2023-05-16 Listed $109,900 NEMSBD
• 2010-10-28 Sold (Public Records) $47,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $497 · +17.1% YoY. Source: county tax records.