41 County Road 1827 · Pachuta, MS 39356

$64,900

4 bd · 2.0 ba · 1,152 sqft · SingleFamily · 2 Days on market

Built 1995 Fair condition 1.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

Calling all INVESTORS! This 4 bedroom 2 bathroom home is about 80% complete. Owners have added brand new kitchen cabinets, replaced a few structure beams and subflooring, and have purchased most material needed to finish this home. This property sits in a very quiet area on one acre of land. It is being sold ''as is''. Endless possibilities on this property and priced to move quickly. Don't miss out!!

Key facts

• Replaced subflooring
• New kitchen cabinets
• One acre of land

Tags

• NEW KITCHEN CABINETS
• REPLACED STRUCTURE BEAMS
• REPLACED SUBFLOORING
• ONE ACRE OF LAND
• QUIET AREA

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; One story
• Construction: Composition roof
• Exterior features: Deck; Lot of approximately 1 acre

Interior

• Bathrooms: Two full bathrooms
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $65k).

Location & tenants

• Location reads 59/100 on livability (#254 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• East Jasper Consolidated School District (rural): math 25% / reading 25% proficiency, ranked #83 of 130 in MS (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 3 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $449 of loan paydown is wiped out by about $684 of value loss. Plan a longer hold.
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.53% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.08%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.90×
• Total profit: $16,267
• Equity at exit: $15,498

10-year hold

• IRR: 25.2%
• Equity multiple: 3.57×
• Total profit: $46,773
• Equity at exit: $16,132

Cash invested: $18,172 (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 39356

• Home prices YoY: -1.3%
• Active inventory: 4
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $334

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 61%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $64,900 Active 2 DOM
2. 2026-06-17
   remarks 404-char remark
3. 2026-06-17
   listed $64,900 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,892
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$1,888
• Taxable income: $3,168
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,252/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 4-bedroom, 2-bathroom home is 80% complete with new kitchen cabinets and structural improvements. It requires major repairs to the kitchen and bathroom, as well as some landscaping. Potential investors should consider the moderate rehab level and the significant value add from completing these areas.

Repairs flagged

• Major kitchen countertops and appliances — essential for functionality
• Major bathroom fixtures and finishes — essential for usability
• Minor landscaping — simple lawn, could be improved

Value-add opportunities

• Resale new kitchen countertops and appliances — enhances appeal and functionality
• Resale new bathroom fixtures and finishes — enhances appeal and functionality
• Both landscaping improvements — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops and appliances · essential for functionality	Major	$15,000–50,000
bathroom fixtures and finishes · essential for usability	Major	$15,000–50,000
landscaping · simple lawn, could be improved	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale new kitchen countertops and appliances — enhances appeal and functionality ↑
• Resale new bathroom fixtures and finishes — enhances appeal and functionality ↑
• Both landscaping improvements — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Jasper Consolidated School District
• NCES district ID: 2801380
• Math proficiency: 25% ▼ -22.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $31,074
• Composite: 20.25/100
• National rank: #8620
• State rank: #83 of 130 in MS

Livability — Pachuta

• Score: 59/100
• State rank: #254
• US rank: #20329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 873

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 15,383 people
• By 2030: 14,629 · -4.9%
• By 2040: 13,119 · -14.7%
• By 2050: 11,742 · -23.7%
• By 2075: 9,102 · -40.8%
• By 2100: 7,062 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% White 41% Two or more races 3%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+5.0) · D 47.2% · R 52.2%
• 2008→2024 swing: -14.7pp toward R · 2008: 9.7pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: D+0.5 2016: D+4.0 2012: D+9.7 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.05%
• Current HPI: 79.3283
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-16 Listed $64,900 EMR