5 Cr 366 (A & B) · Oxford, MS 38655

$555,000

None bd · 1.0 ba · 1,440 sqft · MultiFamily public records · 14 Days on market

Built 2013 0.72 ac lot

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

The main home is great for a young family with the opportunity to have rental income on the same property from a duplex at the back of the property. Each unit has ample parking and plenty of yard for kids or dogs, with each side of the the duplex having a fenced back yard. About 5 miles west of the city limits, the location is convenient to shopping and restaurants in Oxford. Commuting to the Delta or Memphis for work would also be easy from this location. The main home has all new paint and cabinet doors. Main home is vacant, one of the duplex units is vacant and the other is lease for $1,000/month. Come check out this opportunity before it's gone!

Key facts

• Easy commuting
• Fenced back yard
• Ample parking

Tags

• AMPLE PARKING
• FENCED BACK YARD
• CONVENIENT TO SHOPPING
• EASY COMMUTING

Property features AI

Finance

• Other: Lot size approximately 0.72 acres

Exterior

• Utilities: Septic tank sewer
• Home design: Multi-family residential income property
• Construction: Built with brick and vinyl siding; Slab foundation
• Exterior features: Brick and vinyl siding exterior; Zoned LAFAYETTE - A-1

Interior

• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; Central heating (electric); Central air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $555k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative. Per door: $-154/mo.
• To cash-flow at today's rent, offer at most $500k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $382k (31.2% below list).
• Recommended offer: $382k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.8% in Oxford — 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 87/100 on livability (#1 in MS, #285 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• Lafayette County School District (town): math 47% / reading 40% proficiency, ranked #29 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lafayette Upper Elementary School (math 46% / reading 39%, grade F, #105 of 375 statewide, top 28%, 823 students, 100% FRL); Lafayette Middle School (math 45% / reading 42%, grade D, #46 of 179 statewide, top 25%, 447 students, 99% FRL); Lafayette High School (math 53% / reading 42%, grade D, #28 of 197 statewide, top 14%, 868 students, 100% FRL) — zoned schools average 100% FRL vs 49% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 857 active listings in the ZIP; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).
• At $3,816/mo this rent would consume 67% of the median local household income ($68k/yr) (locally 1892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $381,600 (31.2% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.34×
• Total profit: $-102,617
• Equity at exit: $82,752

10-year hold

• IRR: -8.2%
• Equity multiple: 0.45×
• Total profit: $-84,890
• Equity at exit: $47,986

Cash invested: $155,400 (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 38655

• Rents YoY: 4.8%
• Active inventory: 857
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $3,816 medium
• Mortgage (P&I): −$2,910
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$231
• HOA: −$0
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $-309

Break-even live

Break-even rent $4,207

Max offer price $500,470

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-152	+0% $-309	+5% $-466	+10% $-623
Rent	-10% $-610	-5% $-459	+0% $-309	+5% $-158	+10% $-7
Rate	-1.0pp $-29	-0.5pp $-168	base $-309	+0.5pp $-452	+1.0pp $-599

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,816
Total (2 units)			$3,816

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: $138,750
• Closing costs: $16,650
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $555,000 Active 14 DOM
2. 2026-06-19
   days on market $555,000 Active 11 DOM
3. 2026-06-18
   days on market $555,000 Active 10 DOM
4. 2026-06-17
   days on market $555,000 Active 9 DOM
5. 2026-06-16
   days on market $555,000 Active 8 DOM
6. 2026-06-15
   days on market $555,000 Active 7 DOM
7. 2026-06-14
   days on market $555,000 Active 5 DOM
8. 2026-06-12
   days on market $555,000 Active 4 DOM
9. 2026-06-09
   remarks 657-char remark
10. 2026-06-09
    listed $555,000 Active 1 DOM

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $4,384 · $365/mo
• Expected delta: +$2,205/yr (+$184/mo · 101.2%)

ⓘ 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 · 22 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: $45,792
• − Mortgage interest: −$31,089
• − Property taxes: −$2,179
• − Insurance: −$2,775
• − Repairs & maintenance: −$3,663
• − Management: −$3,663
• − Depreciation: −$16,145
• Taxable loss: −$13,723
• Est. tax savings @ 24.0%: +$3,293
• After-tax cash flow: $-411/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: Lafayette County School District
• NCES district ID: 2802370
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $46,476
• Composite: 37.09/100
• National rank: #4498
• State rank: #29 of 130 in MS

Livability — Oxford

• Score: 87/100
• State rank: #1
• US rank: #285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lafayette County · 46,156 people
• City population: 46,156
• Metro: Oxford, MS
• Population (ZIP): 46,156
• Household income: $68,235
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1892.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Hispanic / Latino 4% Asian 2% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.86%
• Current HPI: 211.5486
• Rent YoY: ▲ 4.85%
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-06-08 Listed $555,000 NCMBR
• 2022-07-13 Sold (Public Records) — Public Records
• 2017-02-21 Sold (Public Records) — Public Records
• 2017-02-21 Sold (Public Records) — Public Records
• 2016-05-11 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,179 · +28.4% YoY. Source: county tax records.