110 Olie Walker Rd · Saucier, MS 39573

$195,000

2 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 66 Days on market

Built 2011 1.00 ac lot $165/sqft · 28% above area Est $225k · 13% under

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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).

• ARV discount +13.5/15.0
• Cash flow +8.6/30.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 110 Olie Walker Road, where peaceful living meets convenient commuting! This charming, move-in ready 2 bedroom, 2 bath home is situated on one unrestricted acre in Perkinston, MS! Located within an A-rated school district and close to Mississippi Gulf Coast Community College, this home offers quick access to Hwy 49 and is just under 5 miles from Hwy 67. Inside, you'll find updated flooring, modern lighting, and a versatile bonus room filled with natural light plus a view of the neighboring pond with a little back yard clearing! Outdoors, you'll find a saltwater pool perfect for relaxing or entertaining. For extra yard peace, French drains were added, in addition to concrete in front of the pool that leads into catch basins and an interconnected system of drainage pipes to the sides leading to the rear of the property. This addition has successfully prevented any potential water issues. Equipped with a new roof and an added carport for your vehicle or camper. Plus a new greenhouse equipped with a solar panel system that automatically activates at 80 degrees, so there's no need to worry about your plants. There is also a chicken coop for those really looking to tap into country living. With all this home has to offer, the only thing missing is you! Schedule your private showing, today!

Key facts

• Unrestricted acre
• Saltwater pool
• Added carport

Tags

• UNRESTRICTED ACRE
• A RATED SCHOOL DISTRICT
• SALTWATER POOL
• NEW ROOF
• ADDED CARPORT
• NEW GREENHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (23.4% below list).
• Recommended offer: $149k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.4% in Saucier — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#91 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Stone County School District (town): math 52% / reading 46% proficiency, ranked #15 of 130 in MS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Perkinston Elementary School (math 54% / reading 53%, grade C, #49 of 375 statewide, top 13%, 549 students, 100% FRL); Stone Middle School (math 54% / reading 42%, grade C-, #34 of 179 statewide, top 20%, 599 students, 100% FRL); Stone High School (math 52% / reading 42%, grade D-, #30 of 197 statewide, top 15%, 722 students, 100% FRL) — zoned schools average 100% FRL vs 56% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 60 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Stone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $195k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,296 (23.4% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $224,725
• List price: $195,000
• Delta: -13.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Olie Walker Rd	0.30mi	3/2.0 (+1)	1,210 (+2%)	6mo	$229,900	$190	73
30 S Walker Rd	0.20mi	3/2.0 (+1)	1,144 (-3%)	17mo	$109,900	$96	66
139 Beaver Dam Rd	0.49mi	2/2.0	1,098 (-7%)	2mo	$209,900	$191	63
46 Cascade Cv	0.42mi	3/2.0 (+1)	1,304 (+10%)	2mo	$222,500	$171	56
6 Ozark Pl	0.34mi	3/2.0 (+1)	1,263 (+7%)	20mo	$209,999	$166	51
11 Ozark Pl	0.36mi	3/2.0 (+1)	1,352 (+14%)	10mo	$189,000	$140	47
37 Topaz Dr	0.62mi	3/1.0 (+1)	1,281 (+8%)	5mo	$160,000	$125	44
7 Ozark Pl	0.34mi	3/2.0 (+1)	1,352 (+14%)	15mo	$199,900	$148	43

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-42,286
• Equity at exit: $29,075

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-50,522
• Equity at exit: $16,860

Cash invested: $54,600 (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 39573

• Home prices YoY: -12.6%
• Active inventory: 84
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-168

Break-even live

Break-even rent $1,706

Max offer price $170,667

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-101	+0% $-168	+5% $-236	+10% $-303
Rent	-10% $-286	-5% $-227	+0% $-168	+5% $-109	+10% $-50
Rate	-1.0pp $-70	-0.5pp $-119	base $-168	+0.5pp $-219	+1.0pp $-270

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-05-08
   status Pending 1318-char remark

   Show marketing remark (1318 chars)

   Welcome to 110 Olie Walker Road, where peaceful living meets convenient commuting! This charming, move-in ready 2 bedroom, 2 bath home is situated on one unrestricted acre in Perkinston, MS! Located within an A-rated school district and close to Mississippi Gulf Coast Community College, this home offers quick access to Hwy 49 and is just under 5 miles from Hwy 67. Inside, you'll find updated flooring, modern lighting, and a versatile bonus room filled with natural light plus a view of the neighboring pond with a little back yard clearing! Outdoors, you'll find a saltwater pool perfect for relaxing or entertaining. For extra yard peace, French drains were added, in addition to concrete in front of the pool that leads into catch basins and an interconnected system of drainage pipes to the sides leading to the rear of the property. This addition has successfully prevented any potential water issues. Equipped with a new roof and an added carport for your vehicle or camper. Plus a new greenhouse equipped with a solar panel system that automatically activates at 80 degrees, so there's no need to worry about your plants. There is also a chicken coop for those really looking to tap into country living. With all this home has to offer, the only thing missing is you! Schedule your private showing, today!

2. 2026-05-07
   status Active 1318-char remark

   Show marketing remark (1318 chars)

   Welcome to 110 Olie Walker Road, where peaceful living meets convenient commuting! This charming, move-in ready 2 bedroom, 2 bath home is situated on one unrestricted acre in Perkinston, MS! Located within an A-rated school district and close to Mississippi Gulf Coast Community College, this home offers quick access to Hwy 49 and is just under 5 miles from Hwy 67. Inside, you'll find updated flooring, modern lighting, and a versatile bonus room filled with natural light plus a view of the neighboring pond with a little back yard clearing! Outdoors, you'll find a saltwater pool perfect for relaxing or entertaining. For extra yard peace, French drains were added, in addition to concrete in front of the pool that leads into catch basins and an interconnected system of drainage pipes to the sides leading to the rear of the property. This addition has successfully prevented any potential water issues. Equipped with a new roof and an added carport for your vehicle or camper. Plus a new greenhouse equipped with a solar panel system that automatically activates at 80 degrees, so there's no need to worry about your plants. There is also a chicken coop for those really looking to tap into country living. With all this home has to offer, the only thing missing is you! Schedule your private showing, today!

3. 2026-05-05
   historical 1318-char remark

   Show marketing remark (1318 chars)

   Welcome to 110 Olie Walker Road, where peaceful living meets convenient commuting! This charming, move-in ready 2 bedroom, 2 bath home is situated on one unrestricted acre in Perkinston, MS! Located within an A-rated school district and close to Mississippi Gulf Coast Community College, this home offers quick access to Hwy 49 and is just under 5 miles from Hwy 67. Inside, you'll find updated flooring, modern lighting, and a versatile bonus room filled with natural light plus a view of the neighboring pond with a little back yard clearing! Outdoors, you'll find a saltwater pool perfect for relaxing or entertaining. For extra yard peace, French drains were added, in addition to concrete in front of the pool that leads into catch basins and an interconnected system of drainage pipes to the sides leading to the rear of the property. This addition has successfully prevented any potential water issues. Equipped with a new roof and an added carport for your vehicle or camper. Plus a new greenhouse equipped with a solar panel system that automatically activates at 80 degrees, so there's no need to worry about your plants. There is also a chicken coop for those really looking to tap into country living. With all this home has to offer, the only thing missing is you! Schedule your private showing, today!

4. 2026-04-29
   price $195,000 1318-char remark

   Show marketing remark (1318 chars)

   Welcome to 110 Olie Walker Road, where peaceful living meets convenient commuting! This charming, move-in ready 2 bedroom, 2 bath home is situated on one unrestricted acre in Perkinston, MS! Located within an A-rated school district and close to Mississippi Gulf Coast Community College, this home offers quick access to Hwy 49 and is just under 5 miles from Hwy 67. Inside, you'll find updated flooring, modern lighting, and a versatile bonus room filled with natural light plus a view of the neighboring pond with a little back yard clearing! Outdoors, you'll find a saltwater pool perfect for relaxing or entertaining. For extra yard peace, French drains were added, in addition to concrete in front of the pool that leads into catch basins and an interconnected system of drainage pipes to the sides leading to the rear of the property. This addition has successfully prevented any potential water issues. Equipped with a new roof and an added carport for your vehicle or camper. Plus a new greenhouse equipped with a solar panel system that automatically activates at 80 degrees, so there's no need to worry about your plants. There is also a chicken coop for those really looking to tap into country living. With all this home has to offer, the only thing missing is you! Schedule your private showing, today!

5. 2026-04-21
   price $199,000 1318-char remark

   Show marketing remark (1318 chars)

   Welcome to 110 Olie Walker Road, where peaceful living meets convenient commuting! This charming, move-in ready 2 bedroom, 2 bath home is situated on one unrestricted acre in Perkinston, MS! Located within an A-rated school district and close to Mississippi Gulf Coast Community College, this home offers quick access to Hwy 49 and is just under 5 miles from Hwy 67. Inside, you'll find updated flooring, modern lighting, and a versatile bonus room filled with natural light plus a view of the neighboring pond with a little back yard clearing! Outdoors, you'll find a saltwater pool perfect for relaxing or entertaining. For extra yard peace, French drains were added, in addition to concrete in front of the pool that leads into catch basins and an interconnected system of drainage pipes to the sides leading to the rear of the property. This addition has successfully prevented any potential water issues. Equipped with a new roof and an added carport for your vehicle or camper. Plus a new greenhouse equipped with a solar panel system that automatically activates at 80 degrees, so there's no need to worry about your plants. There is also a chicken coop for those really looking to tap into country living. With all this home has to offer, the only thing missing is you! Schedule your private showing, today!

6. 2026-04-07
   price $207,000 1318-char remark

   Show marketing remark (1318 chars)

   Welcome to 110 Olie Walker Road, where peaceful living meets convenient commuting! This charming, move-in ready 2 bedroom, 2 bath home is situated on one unrestricted acre in Perkinston, MS! Located within an A-rated school district and close to Mississippi Gulf Coast Community College, this home offers quick access to Hwy 49 and is just under 5 miles from Hwy 67. Inside, you'll find updated flooring, modern lighting, and a versatile bonus room filled with natural light plus a view of the neighboring pond with a little back yard clearing! Outdoors, you'll find a saltwater pool perfect for relaxing or entertaining. For extra yard peace, French drains were added, in addition to concrete in front of the pool that leads into catch basins and an interconnected system of drainage pipes to the sides leading to the rear of the property. This addition has successfully prevented any potential water issues. Equipped with a new roof and an added carport for your vehicle or camper. Plus a new greenhouse equipped with a solar panel system that automatically activates at 80 degrees, so there's no need to worry about your plants. There is also a chicken coop for those really looking to tap into country living. With all this home has to offer, the only thing missing is you! Schedule your private showing, today!

7. 2026-03-22
   price $211,000 1318-char remark

   Show marketing remark (1318 chars)

   Welcome to 110 Olie Walker Road, where peaceful living meets convenient commuting! This charming, move-in ready 2 bedroom, 2 bath home is situated on one unrestricted acre in Perkinston, MS! Located within an A-rated school district and close to Mississippi Gulf Coast Community College, this home offers quick access to Hwy 49 and is just under 5 miles from Hwy 67. Inside, you'll find updated flooring, modern lighting, and a versatile bonus room filled with natural light plus a view of the neighboring pond with a little back yard clearing! Outdoors, you'll find a saltwater pool perfect for relaxing or entertaining. For extra yard peace, French drains were added, in addition to concrete in front of the pool that leads into catch basins and an interconnected system of drainage pipes to the sides leading to the rear of the property. This addition has successfully prevented any potential water issues. Equipped with a new roof and an added carport for your vehicle or camper. Plus a new greenhouse equipped with a solar panel system that automatically activates at 80 degrees, so there's no need to worry about your plants. There is also a chicken coop for those really looking to tap into country living. With all this home has to offer, the only thing missing is you! Schedule your private showing, today!

8. 2026-03-02
   listed $214,900 Active 1318-char remark

   Show marketing remark (1318 chars)

   Welcome to 110 Olie Walker Road, where peaceful living meets convenient commuting! This charming, move-in ready 2 bedroom, 2 bath home is situated on one unrestricted acre in Perkinston, MS! Located within an A-rated school district and close to Mississippi Gulf Coast Community College, this home offers quick access to Hwy 49 and is just under 5 miles from Hwy 67. Inside, you'll find updated flooring, modern lighting, and a versatile bonus room filled with natural light plus a view of the neighboring pond with a little back yard clearing! Outdoors, you'll find a saltwater pool perfect for relaxing or entertaining. For extra yard peace, French drains were added, in addition to concrete in front of the pool that leads into catch basins and an interconnected system of drainage pipes to the sides leading to the rear of the property. This addition has successfully prevented any potential water issues. Equipped with a new roof and an added carport for your vehicle or camper. Plus a new greenhouse equipped with a solar panel system that automatically activates at 80 degrees, so there's no need to worry about your plants. There is also a chicken coop for those really looking to tap into country living. With all this home has to offer, the only thing missing is you! Schedule your private showing, today!

9. 2026-02-20
   historical
10. 2026-02-12
    price $219,900
11. 2025-10-20
    price $239,900
12. 2025-09-25
    listed $249,900 Active
13. 2021-10-02
    historical
14. 2021-10-01
    historical
15. 2021-10-01
    historical
16. 2021-10-01
    historical
17. 2021-10-01
    historical
18. 2021-09-22
    historical
19. 2019-11-04
    soldstatus $60,000
20. 2019-10-31
    soldstatus
21. 2019-09-18
    listed $129,500
22. 2019-08-12
    historical
23. 2019-07-24
    listed $129,500
24. 2018-12-26
    listed $149,000
25. 2018-01-15
    listed $149,000
26. 2017-05-18
    listed $189,900
27. 2016-09-09
    listed $149,000
28. 2016-02-23
    listed $163,500
29. 2015-03-25
    soldstatus
30. 2015-02-12
    listed $75,000
31. 2013-12-20
    listed $96,500

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $17,916
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$5,673
• Taxable loss: −$5,447
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $-711/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: Stone County School District
• NCES district ID: 2804170
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $43,785
• Composite: 41.4/100
• National rank: #3476
• State rank: #15 of 130 in MS

Livability — Saucier

• Score: 66/100
• State rank: #91
• US rank: #11386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,770

Population outlook (Stone County) Hauer SSP2

• Today (2025): 18,528 people
• By 2030: 18,585 · +0.3%
• By 2040: 18,429 · -0.5%
• By 2050: 17,825 · -3.8%
• By 2075: 16,095 · -13.1%
• By 2100: 14,276 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -43.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+52.8 2016: R+53.5 2012: R+45.9 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.85%
• Current HPI: 185.9356
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+102.1% since first listed

31 events — show timeline

• 2026-05-08 Pending — MLSU
• 2026-05-07 Relisted — MLSU
• 2026-05-05 Listing Removed — MLSU
• 2026-04-29 Price Changed $195,000 MLSU
• 2026-04-21 Price Changed $199,000 MLSU
• 2026-04-07 Price Changed $207,000 MLSU
• 2026-03-22 Price Changed $211,000 MLSU
• 2026-03-02 Listed $214,900 MLSU
• 2026-02-20 Listing Removed — MLSU
• 2026-02-12 Price Changed $219,900 MLSU
• 2025-10-20 Price Changed $239,900 MLSU
• 2025-09-25 Listed $249,900 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-10-01 Listing Removed — MLSU
• 2021-09-22 Listing Removed — MLSU
• 2019-11-04 Sold (Public Records) $60,000 Public Records
• 2019-10-31 Sold (MLS) — MLSU
• 2019-09-18 Listed $129,500 MLSU
• 2019-08-12 Listing Removed — MLSU
• 2019-07-24 Listed $129,500 MLSU
• 2018-12-26 Listed $149,000 MLSU
• 2018-01-15 Listed $149,000 MLSU
• 2017-05-18 Listed $189,900 MLSU
• 2016-09-09 Listed $149,000 MLSU
• 2016-02-23 Listed $163,500 MLSU
• 2015-03-25 Sold (MLS) — MLSU
• 2015-02-12 Listed $75,000 MLSU
• 2013-12-20 Listed $96,500 MLSU

Property tax history

-18.8%/yr

Latest (2025): $91 · -7.8% YoY. Source: county tax records.