None · Kilmichael, MS 39747

$84,999

3 bd · 1.5 ba · 1,188 sqft · SingleFamily · 856 Days on market

Built 1972 0.54 ac lot ↓ 3% since listing

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming ranch style home located in the heart of Kilmichael, MS. This 3 bedroom, 2 bath home offers the perfect opportunity for someone with a vision to make it their own. Situated on a large lot, this property boasts a generous yard with plenty of space for outdoor activities and gardening. The interior features a functional layout with a cozy living room, a kitchen waiting to be transformed into a chef's dream, and three bedrooms offering ample space for relaxation. While this home is in need of updating and some TLC, the potential is endless. Bring your creativity and imagination to turn this diamond in the rough into your dream home. Don't miss out on the opportunity to

Key facts

• 0.54 acre lot
• Built 1972
• Listed 856 days

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Single-story residential property; Single family zoning
• Construction: Brick construction; Metal roof; Slab foundation; Built on a 0.54-acre lot (approx. 140 x 167)
• Exterior features: Porch; Shed(s); Level lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units; Ceiling fans
• Interior features: Walk-in closet(s); Gas and wood-burning fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#263 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D+, schools F, amenities F.
• Market conditions: 6 active listings in the ZIP; 92 units permitted in Montgomery County in 2024 (82 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($587 loan paydown + $886 appreciation (1.0% local appreciation)).
• Montgomery County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 856 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 856 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.64×
• Total profit: $15,256
• Equity at exit: $29,206

10-year hold

• IRR: 16.2%
• Equity multiple: 2.97×
• Total profit: $46,877
• Equity at exit: $38,959

Cash invested: $23,800 (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 39747

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $212

Break-even live

Break-even rent $744

Max offer price $84,999

Occupancy floor 74%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $84,999 Active 856 DOM
2. 2026-06-17
   days on market $84,999 Active 855 DOM
3. 2026-06-16
   days on market $84,999 Active 854 DOM
4. 2026-06-15
   days on market $84,999 Active 853 DOM
5. 2026-06-13
   days on market $84,999 Active 851 DOM
6. 2026-06-12
   days on market $84,999 Active 850 DOM
7. 2026-06-09
   days on market $84,999 Active 847 DOM
8. 2026-06-08
   days on market $84,999 Active 846 DOM
9. 2026-06-07
   days on market $84,999 Active 845 DOM
10. 2026-06-07
    days on market $84,999 Active 844 DOM
11. 2026-06-04
    days on market $84,999 Active 841 DOM
12. 2026-06-02
    days on market $84,999 Active 840 DOM
13. 2026-06-01
    days on market $84,999 Active 839 DOM
14. 2026-05-31
    days on market $84,999 Active 838 DOM
15. 2024-07-22
    price $84,999
16. 2024-01-26
    listed $87,900 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% 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: $12,136
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,473
• Taxable income: $1,260
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,236/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)

No district data.

Livability — Kilmichael

• Score: 58/100
• State rank: #263
• US rank: #21029

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

• Census place: Kilmichael, MS
• Population (ZIP): 1,415

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 8,904 people
• By 2030: 8,221 · -7.7%
• By 2040: 6,907 · -22.4%
• By 2050: 5,780 · -35.1%
• By 2075: 3,902 · -56.2%
• By 2100: 2,975 · -66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 47% Two or more races 1%
• Common ancestry: Lithuanian 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+20.8) · D 39.3% · R 60.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -8.1pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.7 2016: R+13.4 2012: R+6.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.04%
• Current HPI: 95.6644
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.3% since first listed

2 events — show timeline

• 2024-07-22 Price Changed $84,999 GBOR
• 2024-01-26 Listed $87,900 GBOR