135 Alma St · Tutwiler, MS 38963

$50,000

4 bd · 2.0 ba · 2,173 sqft · SingleFamily · 26 Days on market

Built 1950 Fair condition 10,454 sqft lot $23/sqft · 43% below area Est $88k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.5/10.0

Listing remarks

Spacious single-family home offering approximately 2,173 square feet of living space with 3 bedrooms and multiple living areas. This property sits on a standard residential lot in an established small-town neighborhood with easy access to local amenities and main roads. The home is being sold strictly as-is and will require updates and repairs, making it a strong opportunity for investors or buyers looking to add value. Interior features include a large floor plan with traditional layout and ample space for renovation potential. Located in a quiet area of Tutwiler, this property offers flexibility for renovation, rental, or long-term hold strategies. With its size and layout, it presents a

Key facts

• 0.24 acre lot
• Garage
• Built 1950

Property features AI

Finance

• Other: Building area reported as 2,173 (source: public records); Lot size about 0.24 acres

Exterior

• Parking: Detached parking; Driveway; Space for 6 vehicles
• Utilities: Public records list water as 'Other'; Sewer listed as 'Other'; Utilities listed as 'Other'
• Home design: Single-family residence, one story; House
• Construction: Year built recorded in public records
• Exterior features: Metal roof; Other exterior features

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating (other type also indicated); Central air conditioning
• Interior features: Includes unspecified built-in appliances

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#240 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• West Tallahatchie School District (rural): math 4% / reading 11% proficiency, ranked #125 of 130 in MS (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in Tallahatchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $346 of loan paydown is wiped out by about $373 of value loss. Plan a longer hold.
• Tallahatchie County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.66% ✓
• Cap rate: 23.21%
• Cash-on-cash: 60.42%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

• ARV (median comp): $87,983
• List price: $50,000
• Delta: -43.17%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.5%
• Equity multiple: 3.98×
• Total profit: $41,723
• Equity at exit: $12,682

10-year hold

• IRR: 64.2%
• Equity multiple: 8.06×
• Total profit: $98,893
• Equity at exit: $13,846

Cash invested: $14,000 (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 38963

• Home prices YoY: -1.2%
• Active inventory: 2
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $705

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 42%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-08
   days on market $50,000 Active 26 DOM
2. 2026-06-07
   days on market $50,000 Active 25 DOM
3. 2026-06-05
   days on market $50,000 Active 23 DOM
4. 2026-06-04
   days on market $50,000 Active 21 DOM
5. 2026-06-02
   days on market $50,000 Active 20 DOM
6. 2026-06-01
   days on market $50,000 Active 19 DOM
7. 2026-05-31
   days on market $50,000 Active 18 DOM
8. 2026-05-13
   listed $50,000 Active 749-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,955
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,455
• Taxable income: $8,147
• Est. tax owed @ 24.0%: −$1,955
• After-tax cash flow: $6,503/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 · 8 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs and updates to improve its condition and value. Potential investors can expect a good return on investment with updates to the exterior, windows, and interior paint.

Repairs flagged

• Moderate Exterior siding — Weathered and may need repainting or replacement
• Moderate Windows — May need replacement for better energy efficiency and appearance
• Moderate Paint — Interior walls and paint show signs of wear

Value-add opportunities

• Both Painting and updating the exterior siding — Improves curb appeal and value
• Both Replacing windows — Enhances energy efficiency and aesthetics
• Both Painting interior walls — Refreshes the interior and makes it more appealing

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and may need repainting or replacement	Moderate	$3,000–15,000
Windows · May need replacement for better energy efficiency and appearance	Moderate	$3,000–15,000
Paint · Interior walls and paint show signs of wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Painting and updating the exterior siding — Improves curb appeal and value ↑
• Both Replacing windows — Enhances energy efficiency and aesthetics ↑
• Both Painting interior walls — Refreshes the interior and makes it more appealing ↑

ⓘ 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: West Tallahatchie School District
• NCES district ID: 2804650
• Math proficiency: 4% ▼ -24.00%
• Reading proficiency: 11% ▼ -9.00%
• Median HH income: $27,543
• Composite: 5.38/100
• National rank: #10029
• State rank: #125 of 130 in MS

Livability — Tutwiler

• Score: 59/100
• State rank: #240
• US rank: #19998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tutwiler, MS
• Population (ZIP): 2,921

Population outlook (Tallahatchie County) Hauer SSP2

• Today (2025): 13,680 people
• By 2030: 13,261 · -3.1%
• By 2040: 12,205 · -10.8%
• By 2050: 11,028 · -19.4%
• By 2075: 8,367 · -38.8%
• By 2100: 6,277 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 11%
• Foreign-born: 1% · Canada

Political lean MEDSL · Tallahatchie

• 2024 margin: Lean D (+5.9) · D 52.5% · R 46.5%
• 2008→2024 swing: -13.1pp toward R · 2008: 19.0pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.8 2016: D+14.9 2012: D+21.3 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.75%
• Current HPI: 61.743
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-08 Listing Removed — MLSU
• 2026-05-13 Listed $50,000 MLSU