128 Drive 1367 · Baldwyn, MS 38849

$95,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 244 Days on market

Built 1984 1.00 ac lot $99/sqft · 33% below area Est $142k · 33% under ↓ 20% since listing

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Why this score? — see what drove the C+ 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-Upper with Pond Views on One Acre. Bring your vision and make this property your own! Situated on approximately one acre overlooking a beautiful pond, this home has been taken down to the studs and is ready for your custom build-out. Previously configured as a 2-bedroom, 1-bath home, the open layout now offers a blank canvas for redesigning the floor plan to suit your needs. Endless potential — the perfect project for investors, builders, or anyone looking to create their dream home in a serene setting! Sold as-is. All information is to the best of our knowledge but not guaranteed. Buyer and their representation is responsible for their own due diligence.

Key facts

• Pond views
• Open layout
• One acre

Tags

• POND VIEWS
• ONE ACRE
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#189 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D, 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: 53 active listings in the ZIP; 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 $657 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.09% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (median comp): $142,057
• List price: $95,000
• Delta: -33.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-3,978
• Equity at exit: $14,165

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $11,247
• Equity at exit: $8,214

Cash invested: $26,600 (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 38849

• Home prices YoY: -8.5%
• Active inventory: 53
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $179

Break-even live

Break-even rent $807

Max offer price $95,000

Occupancy floor 78%

Sensitivity live

Price	-10% $233	-5% $206	+0% $179	+5% $152	+10% $125
Rent	-10% $97	-5% $138	+0% $179	+5% $220	+10% $261
Rate	-1.0pp $227	-0.5pp $203	base $179	+0.5pp $155	+1.0pp $130

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $95,000 Active 244 DOM
2. 2026-06-18
   days on market $95,000 Active 243 DOM
3. 2026-06-17
   days on market $95,000 Active 242 DOM
4. 2026-06-16
   days on market $95,000 Active 241 DOM
5. 2026-06-15
   days on market $95,000 Active 240 DOM
6. 2026-06-14
   days on market $95,000 Active 238 DOM
7. 2026-06-12
   days on market $95,000 Active 237 DOM
8. 2026-06-09
   days on market $95,000 Active 234 DOM
9. 2026-06-08
   days on market $95,000 Active 233 DOM
10. 2026-06-07
    days on market $95,000 Active 232 DOM
11. 2026-06-02
    days on market $95,000 Active 227 DOM
12. 2026-06-01
    days on market $95,000 Active 226 DOM
13. 2026-05-31
    days on market $95,000 Active 225 DOM
14. 2026-05-30
    days on market $95,000 Active 224 DOM
15. 2026-05-06
    price $95,000 682-char remark

    Show marketing remark (682 chars)

    Fixer-Upper with Pond Views on One Acre. Bring your vision and make this property your own! Situated on approximately one acre overlooking a beautiful pond, this home has been taken down to the studs and is ready for your custom build-out. Previously configured as a 2-bedroom, 1-bath home, the open layout now offers a blank canvas for redesigning the floor plan to suit your needs. Endless potential — the perfect project for investors, builders, or anyone looking to create their dream home in a serene setting! Sold as-is. All information is to the best of our knowledge but not guaranteed. Buyer and their representation is responsible for their own due diligence.

16. 2025-10-16
    listed $118,500 Active 682-char remark

    Show marketing remark (682 chars)

    Fixer-Upper with Pond Views on One Acre. Bring your vision and make this property your own! Situated on approximately one acre overlooking a beautiful pond, this home has been taken down to the studs and is ready for your custom build-out. Previously configured as a 2-bedroom, 1-bath home, the open layout now offers a blank canvas for redesigning the floor plan to suit your needs. Endless potential — the perfect project for investors, builders, or anyone looking to create their dream home in a serene setting! Sold as-is. All information is to the best of our knowledge but not guaranteed. Buyer and their representation is responsible for their own due diligence.

17. 2019-10-28
    soldstatus

ⓘ 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: $1,199 · $100/mo
• Projected year-2 tax: $1,199 · $100/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $12,408
• − Mortgage interest: −$5,321
• − Property taxes: −$1,199
• − Insurance: −$475
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,764
• Taxable income: $664
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $1,991/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 — Baldwyn

• Score: 61/100
• State rank: #189
• US rank: #17386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,900
• Population (ZIP): 5,874

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 14% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

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: ▼ -15.64%
• Current HPI: 168.9667
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.8% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $95,000 MLSU
• 2025-10-16 Listed $118,500 MLSU
• 2019-10-28 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,199 · +1.3% YoY. Source: county tax records.