133 Montana Dr · Verona, MS 38801

$65,000

3 bd · 1.0 ba · 1,185 sqft · SingleFamily public records · 55 Days on market

Built 1970 0.30 ac lot $55/sqft · 43% below area Est $115k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome all investors and DIYers to ''Project Montana'' your investment opportunity! Is this your new fixer upper, starter home or rental property? You're invited to check out this budget friendly 3 BR 1.5 Bath brick home, located in the Western Hills Subdivision (no HOA, however) of Verona, MS, less than 15 minutes from vibrant downtown Tupelo, MS. Fun Fact: National Civic League awarded Tupelo an ''All-America Award'' in 2015. A single story layout, this approximately 1185 sq. foot house has a cozy back yard, and is located a short distance from a local amenities. The property is being sold AS-IS, and will not pass FHA or VA loan standards, currently, but you can change that with some TLC! Some renovation work has already been started, including a newer roof and HVAC. We challenge you to be a part of this homes transformation story - can you add your personal touches and transform this home into one of the coolest and most unique that Verona MS has ever seen? Builders and Renovators, this home can be your marketing canvas! Be a part of the revitalization of Verona, MS! If you accept the challenge, schedule a showing today and make an offer! All information is believed to be accurate but not guaranteed.

Key facts

• 0.3 acre lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#198 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lee County School District (rural): math 37% / reading 35% proficiency, ranked #51 of 130 in MS (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.3%/yr); 235 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $30k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1970 — 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 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?
5. 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.
6. 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.
7. 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: 2.08% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.95%
• DSCR: 2.69
• GRM: 4.0

CMA / ARV

• ARV (median comp): $114,600
• List price: $65,000
• Delta: -43.28%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.3% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 2.77×
• Total profit: $32,293
• Equity at exit: $9,692

10-year hold

• IRR: 47.6%
• Equity multiple: 6.66×
• Total profit: $102,947
• Equity at exit: $5,620

Cash invested: $18,200 (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 38801

• Home prices YoY: -20.7%
• Rents YoY: 7.3%
• Active inventory: 235
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$127 /mo · $1,518/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $576

Break-even live

Break-even rent $626

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Herron Dr Tupelo, MS	2.0	1.0	720	$985	$1.37	43d	1	0.65mi
102 Ronda St Tupelo, MS	3.0	2.0	1130	$1,250	$1.11	43d	1	1.03mi

Listing history 11 events

1. 2026-05-16
   price $65,000 1227-char remark

   Show marketing remark (1227 chars)

   Welcome all investors and DIYers to ''Project Montana'' your investment opportunity! Is this your new fixer upper, starter home or rental property? You're invited to check out this budget friendly 3 BR 1.5 Bath brick home, located in the Western Hills Subdivision (no HOA, however) of Verona, MS, less than 15 minutes from vibrant downtown Tupelo, MS. Fun Fact: National Civic League awarded Tupelo an ''All-America Award'' in 2015. A single story layout, this approximately 1185 sq. foot house has a cozy back yard, and is located a short distance from a local amenities. The property is being sold AS-IS, and will not pass FHA or VA loan standards, currently, but you can change that with some TLC! Some renovation work has already been started, including a newer roof and HVAC. We challenge you to be a part of this homes transformation story - can you add your personal touches and transform this home into one of the coolest and most unique that Verona MS has ever seen? Builders and Renovators, this home can be your marketing canvas! Be a part of the revitalization of Verona, MS! If you accept the challenge, schedule a showing today and make an offer! All information is believed to be accurate but not guaranteed.

2. 2026-05-14
   price $87,500 1227-char remark

   Show marketing remark (1227 chars)

   Welcome all investors and DIYers to ''Project Montana'' your investment opportunity! Is this your new fixer upper, starter home or rental property? You're invited to check out this budget friendly 3 BR 1.5 Bath brick home, located in the Western Hills Subdivision (no HOA, however) of Verona, MS, less than 15 minutes from vibrant downtown Tupelo, MS. Fun Fact: National Civic League awarded Tupelo an ''All-America Award'' in 2015. A single story layout, this approximately 1185 sq. foot house has a cozy back yard, and is located a short distance from a local amenities. The property is being sold AS-IS, and will not pass FHA or VA loan standards, currently, but you can change that with some TLC! Some renovation work has already been started, including a newer roof and HVAC. We challenge you to be a part of this homes transformation story - can you add your personal touches and transform this home into one of the coolest and most unique that Verona MS has ever seen? Builders and Renovators, this home can be your marketing canvas! Be a part of the revitalization of Verona, MS! If you accept the challenge, schedule a showing today and make an offer! All information is believed to be accurate but not guaranteed.

3. 2026-05-07
   price $88,000 1227-char remark

   Show marketing remark (1227 chars)

   Welcome all investors and DIYers to ''Project Montana'' your investment opportunity! Is this your new fixer upper, starter home or rental property? You're invited to check out this budget friendly 3 BR 1.5 Bath brick home, located in the Western Hills Subdivision (no HOA, however) of Verona, MS, less than 15 minutes from vibrant downtown Tupelo, MS. Fun Fact: National Civic League awarded Tupelo an ''All-America Award'' in 2015. A single story layout, this approximately 1185 sq. foot house has a cozy back yard, and is located a short distance from a local amenities. The property is being sold AS-IS, and will not pass FHA or VA loan standards, currently, but you can change that with some TLC! Some renovation work has already been started, including a newer roof and HVAC. We challenge you to be a part of this homes transformation story - can you add your personal touches and transform this home into one of the coolest and most unique that Verona MS has ever seen? Builders and Renovators, this home can be your marketing canvas! Be a part of the revitalization of Verona, MS! If you accept the challenge, schedule a showing today and make an offer! All information is believed to be accurate but not guaranteed.

4. 2026-04-30
   price $88,500 1227-char remark

   Show marketing remark (1227 chars)

   Welcome all investors and DIYers to ''Project Montana'' your investment opportunity! Is this your new fixer upper, starter home or rental property? You're invited to check out this budget friendly 3 BR 1.5 Bath brick home, located in the Western Hills Subdivision (no HOA, however) of Verona, MS, less than 15 minutes from vibrant downtown Tupelo, MS. Fun Fact: National Civic League awarded Tupelo an ''All-America Award'' in 2015. A single story layout, this approximately 1185 sq. foot house has a cozy back yard, and is located a short distance from a local amenities. The property is being sold AS-IS, and will not pass FHA or VA loan standards, currently, but you can change that with some TLC! Some renovation work has already been started, including a newer roof and HVAC. We challenge you to be a part of this homes transformation story - can you add your personal touches and transform this home into one of the coolest and most unique that Verona MS has ever seen? Builders and Renovators, this home can be your marketing canvas! Be a part of the revitalization of Verona, MS! If you accept the challenge, schedule a showing today and make an offer! All information is believed to be accurate but not guaranteed.

5. 2026-04-17
   price $89,500 1227-char remark

   Show marketing remark (1227 chars)

   Welcome all investors and DIYers to ''Project Montana'' your investment opportunity! Is this your new fixer upper, starter home or rental property? You're invited to check out this budget friendly 3 BR 1.5 Bath brick home, located in the Western Hills Subdivision (no HOA, however) of Verona, MS, less than 15 minutes from vibrant downtown Tupelo, MS. Fun Fact: National Civic League awarded Tupelo an ''All-America Award'' in 2015. A single story layout, this approximately 1185 sq. foot house has a cozy back yard, and is located a short distance from a local amenities. The property is being sold AS-IS, and will not pass FHA or VA loan standards, currently, but you can change that with some TLC! Some renovation work has already been started, including a newer roof and HVAC. We challenge you to be a part of this homes transformation story - can you add your personal touches and transform this home into one of the coolest and most unique that Verona MS has ever seen? Builders and Renovators, this home can be your marketing canvas! Be a part of the revitalization of Verona, MS! If you accept the challenge, schedule a showing today and make an offer! All information is believed to be accurate but not guaranteed.

6. 2026-04-08
   price $90,000 1227-char remark

   Show marketing remark (1227 chars)

   Welcome all investors and DIYers to ''Project Montana'' your investment opportunity! Is this your new fixer upper, starter home or rental property? You're invited to check out this budget friendly 3 BR 1.5 Bath brick home, located in the Western Hills Subdivision (no HOA, however) of Verona, MS, less than 15 minutes from vibrant downtown Tupelo, MS. Fun Fact: National Civic League awarded Tupelo an ''All-America Award'' in 2015. A single story layout, this approximately 1185 sq. foot house has a cozy back yard, and is located a short distance from a local amenities. The property is being sold AS-IS, and will not pass FHA or VA loan standards, currently, but you can change that with some TLC! Some renovation work has already been started, including a newer roof and HVAC. We challenge you to be a part of this homes transformation story - can you add your personal touches and transform this home into one of the coolest and most unique that Verona MS has ever seen? Builders and Renovators, this home can be your marketing canvas! Be a part of the revitalization of Verona, MS! If you accept the challenge, schedule a showing today and make an offer! All information is believed to be accurate but not guaranteed.

7. 2026-04-04
   price $94,500 1227-char remark

   Show marketing remark (1227 chars)

   Welcome all investors and DIYers to ''Project Montana'' your investment opportunity! Is this your new fixer upper, starter home or rental property? You're invited to check out this budget friendly 3 BR 1.5 Bath brick home, located in the Western Hills Subdivision (no HOA, however) of Verona, MS, less than 15 minutes from vibrant downtown Tupelo, MS. Fun Fact: National Civic League awarded Tupelo an ''All-America Award'' in 2015. A single story layout, this approximately 1185 sq. foot house has a cozy back yard, and is located a short distance from a local amenities. The property is being sold AS-IS, and will not pass FHA or VA loan standards, currently, but you can change that with some TLC! Some renovation work has already been started, including a newer roof and HVAC. We challenge you to be a part of this homes transformation story - can you add your personal touches and transform this home into one of the coolest and most unique that Verona MS has ever seen? Builders and Renovators, this home can be your marketing canvas! Be a part of the revitalization of Verona, MS! If you accept the challenge, schedule a showing today and make an offer! All information is believed to be accurate but not guaranteed.

8. 2026-03-26
   listed $95,000 Active 1227-char remark

   Show marketing remark (1227 chars)

   Welcome all investors and DIYers to ''Project Montana'' your investment opportunity! Is this your new fixer upper, starter home or rental property? You're invited to check out this budget friendly 3 BR 1.5 Bath brick home, located in the Western Hills Subdivision (no HOA, however) of Verona, MS, less than 15 minutes from vibrant downtown Tupelo, MS. Fun Fact: National Civic League awarded Tupelo an ''All-America Award'' in 2015. A single story layout, this approximately 1185 sq. foot house has a cozy back yard, and is located a short distance from a local amenities. The property is being sold AS-IS, and will not pass FHA or VA loan standards, currently, but you can change that with some TLC! Some renovation work has already been started, including a newer roof and HVAC. We challenge you to be a part of this homes transformation story - can you add your personal touches and transform this home into one of the coolest and most unique that Verona MS has ever seen? Builders and Renovators, this home can be your marketing canvas! Be a part of the revitalization of Verona, MS! If you accept the challenge, schedule a showing today and make an offer! All information is believed to be accurate but not guaranteed.

9. 2013-03-11
   soldstatus 401-char remark

   Show marketing remark (401 chars)

   HUD owned, selling ''as is'' IE (insured escrow) case# 281-298828. Must be HUD registered broker to bid, go to www. hudhomestore.com for bidding information & escrow details. Seller will pay up to 3% in buyer closing cost & down payments as low as $100 if owner occupant purchases using FHA financing. Check www. hudhomestore for buyer incentives. Equal housing opportunity Year built 1970

10. 2013-03-11
    soldstatus $78,453

    Show marketing remark (401 chars)

    HUD owned, selling ''as is'' IE (insured escrow) case# 281-298828. Must be HUD registered broker to bid, go to www. hudhomestore.com for bidding information & escrow details. Seller will pay up to 3% in buyer closing cost & down payments as low as $100 if owner occupant purchases using FHA financing. Check www. hudhomestore for buyer incentives. Equal housing opportunity Year built 1970

11. 2012-11-14
    listed $23,000 401-char remark

    Show marketing remark (401 chars)

    HUD owned, selling ''as is'' IE (insured escrow) case# 281-298828. Must be HUD registered broker to bid, go to www. hudhomestore.com for bidding information & escrow details. Seller will pay up to 3% in buyer closing cost & down payments as low as $100 if owner occupant purchases using FHA financing. Check www. hudhomestore for buyer incentives. Equal housing opportunity Year built 1970

ⓘ 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: $1,518 · $127/mo
• Projected year-2 tax: $1,518 · $127/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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,255
• − Mortgage interest: −$3,641
• − Property taxes: −$1,518
• − Insurance: −$325
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$1,891
• Taxable income: $6,279
• Est. tax owed @ 24.0%: −$1,507
• After-tax cash flow: $5,401/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: Lee County School District
• NCES district ID: 2802550
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $41,435
• Composite: 30.38/100
• National rank: #6253
• State rank: #51 of 130 in MS

Livability — Verona

• Score: 61/100
• State rank: #198
• US rank: #18097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Verona, MS
• County: Lee County · 52,445 people
• City population: 37
• Metro: Tupelo, MS
• Population (ZIP): 29,858
• Household income: $62,946
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 890.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.12%
• Current HPI: 173.1355
• Rent YoY: ▲ 7.30%
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+182.6% since first listed

11 events — show timeline

• 2026-05-16 Price Changed $65,000 MLSU
• 2026-05-14 Price Changed $87,500 MLSU
• 2026-05-07 Price Changed $88,000 MLSU
• 2026-04-30 Price Changed $88,500 MLSU
• 2026-04-17 Price Changed $89,500 MLSU
• 2026-04-08 Price Changed $90,000 MLSU
• 2026-04-04 Price Changed $94,500 MLSU
• 2026-03-26 Listed $95,000 MLSU
• 2013-03-11 Sold (Public Records) $78,453 Public Records
• 2013-03-11 Sold (MLS) — NEMSBD
• 2012-11-14 Listed $23,000 NEMSBD

Property tax history

+2.9%/yr

Latest (2025): $1,518 · +3.4% YoY. Source: county tax records.