1007 Eisenhower Dr · Tupelo, MS 38801

$155,000

4 bd · 1.0 ba · 1,717 sqft · SingleFamily public records · 23 Days on market

Built 1964 0.46 ac lot Est $149k · at est.

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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 +18.2/30.0
• ARV discount +5.8/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom, 2 bath home located in Lee Acres. This home is waiting for your finishing touches to make it your dream home. Has a nice backyard and is located close to schools, hospital, restaurants, and shopping. All information subject to verification.

Key facts

• 0.46 acre lot
• Built 1964
• Listed 23 days

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Home design: Single-family residence; Traditional style; 1 story; Located in Lee Acres subdivision; Lot approximately 0.46 acres (110 x 183.9 irregular)
• Construction: Brick construction
• Exterior features: Deck

Interior

• Kitchen: Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Range; Gas water heater; Central heating; Natural gas heating; Central air conditioning; 6 total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, amenities D+, employment D+.
• Tupelo Public School District (town): math 46% / reading 42% proficiency, ranked #28 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.3%/yr); 235 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 1.00% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $149,379
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Eisenhower Dr	0.06mi	3/2.0 (-1)	1,815 (+6%)	18mo	$205,000	$113	64
1104 President St	0.08mi	4/2.0	1,878 (+9%)	23mo	$150,000	$80	57
1203 Queensgate	0.32mi	3/2.0 (-1)	1,682 (-2%)	21mo	$160,000	$95	55
922 Garfield	0.37mi	3/2.0 (-1)	1,725 (+0%)	24mo	$150,000	$87	53
1304 Van Buren Ave	0.37mi	3/2.0 (-1)	1,854 (+8%)	21mo	$70,000	$38	43
201 Stone St	0.52mi	4/1.5	1,539 (-10%)	18mo	$117,000	$76	41
1009 Polk St	0.27mi	3/2.0 (-1)	1,941 (+13%)	21mo	$189,504	$98	40

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 · 7.3% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-9,269
• Equity at exit: $23,111

10-year hold

• IRR: 8.8%
• Equity multiple: 1.80×
• Total profit: $34,836
• Equity at exit: $13,402

Cash invested: $43,400 (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 38801

• Home prices YoY: -20.7%
• Rents YoY: 7.3%
• Active inventory: 235
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $138

Break-even live

Break-even rent $1,378

Max offer price $155,000

Occupancy floor 86%

Sensitivity live

Price	-10% $226	-5% $182	+0% $138	+5% $94	+10% $51
Rent	-10% $16	-5% $77	+0% $138	+5% $200	+10% $261
Rate	-1.0pp $216	-0.5pp $178	base $138	+0.5pp $98	+1.0pp $57

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   statusdays on market $155,000 Pending 23 DOM
2. 2026-06-09
   days on market $155,000 Active 22 DOM
3. 2026-06-09
   price $155,000 Active 21 DOM
4. 2026-06-08
   days on market $169,900 Active 21 DOM
5. 2026-06-07
   days on market $169,900 Active 20 DOM
6. 2026-06-05
   days on market $169,900 Active 17 DOM
7. 2026-06-03
   days on market $169,900 Active 16 DOM
8. 2026-06-02
   days on market $169,900 Active 15 DOM
9. 2026-06-01
   remarks 323-char remark
10. 2026-06-01
    days on market $169,900 Active 14 DOM
11. 2026-05-31
    days on market $169,900 Active 13 DOM
12. 2026-05-30
    days on market $169,900 Active 12 DOM
13. 2026-05-18
    listed $169,900 Active
14. 2024-05-09
    soldstatus Closed 251-char remark

    Show marketing remark (251 chars)

    4 bedroom, 2 bath home located in Lee Acres. This home is waiting for your finishing touches to make it your dream home. Has a nice backyard and is located close to schools, hospital, restaurants, and shopping. All information subject to verification.

15. 2024-05-09
    soldstatus $140,000

    Show marketing remark (251 chars)

    4 bedroom, 2 bath home located in Lee Acres. This home is waiting for your finishing touches to make it your dream home. Has a nice backyard and is located close to schools, hospital, restaurants, and shopping. All information subject to verification.

16. 2024-02-28
    price $149,950 251-char remark

    Show marketing remark (251 chars)

    4 bedroom, 2 bath home located in Lee Acres. This home is waiting for your finishing touches to make it your dream home. Has a nice backyard and is located close to schools, hospital, restaurants, and shopping. All information subject to verification.

17. 2024-02-19
    listed $159,950 Active 251-char remark

    Show marketing remark (251 chars)

    4 bedroom, 2 bath home located in Lee Acres. This home is waiting for your finishing touches to make it your dream home. Has a nice backyard and is located close to schools, hospital, restaurants, and shopping. All information subject to verification.

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,531 · $211/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 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: $18,632
• − Mortgage interest: −$8,682
• − Property taxes: −$2,531
• − Insurance: −$775
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$4,509
• Taxable loss: −$847
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $1,862/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: Tupelo Public School District
• NCES district ID: 2804320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $44,002
• Composite: 37.26/100
• National rank: #4456
• State rank: #28 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, MS
• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 29,858
• Household income: $62,946
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 890.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -45.12%
• Current HPI: 173.1355
• Rent YoY: ▲ 7.30%
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+6.2% since first listed

5 events — show timeline

• 2026-05-18 Listed $169,900 NEMSBD
• 2024-05-09 Sold (Public Records) $140,000 Public Records
• 2024-05-09 Sold (MLS) — NEMSBD
• 2024-02-28 Price Changed $149,950 NEMSBD
• 2024-02-19 Listed $159,950 NEMSBD

Property tax history

+32.3%/yr

Latest (2025): $2,531 · +1.0% YoY. Source: county tax records.