2325 Lindsey Rd · Morton, MS 39117

$165,000

3 bd · 1.0 ba · 1,595 sqft · SingleFamily public records · 70 Days on market

Built 1964 2.00 ac lot $103/sqft · 24% below area Est $208k · 21% 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 +15.0/15.0
• Appreciation +8.0/10.0
• Cash flow +7.0/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Take a look at this great three bedroom two bathroom country home on two acres with a building in the back that could be converted to a tiny home for a possible additional income. Contact your realtor for more information.

Key facts

• 2 acre lot
• Parking
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (30.9% below list).
• Recommended offer: $114k (30.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#249 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Scott County School District (rural): math 30% / reading 28% proficiency, ranked #71 of 130 in MS (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 19 units permitted in Scott County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.0% local appreciation)).
• Scott County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,075 (30.9% 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 70 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $207,574
• List price: $165,000
• Delta: -20.51%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2930 Lindsey Road Rd	0.57mi	3/1.0	1,827 (+14%)	15mo	$99,000	$54	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.69×
• Total profit: $31,908
• Equity at exit: $103,172

10-year hold

• IRR: 11.4%
• Equity multiple: 3.29×
• Total profit: $105,948
• Equity at exit: $186,621

Cash invested: $46,200 (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 39117

• Home prices YoY: 3.8%
• Active inventory: 36
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-239

Break-even live

Break-even rent $1,443

Max offer price $130,404

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-182	+0% $-239	+5% $-296	+10% $-353
Rent	-10% $-329	-5% $-284	+0% $-239	+5% $-194	+10% $-149
Rate	-1.0pp $-156	-0.5pp $-197	base $-239	+0.5pp $-282	+1.0pp $-325

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $165,000 Active 70 DOM
2. 2026-06-17
   days on market $165,000 Active 69 DOM
3. 2026-06-16
   days on market $165,000 Active 68 DOM
4. 2026-06-15
   days on market $165,000 Active 67 DOM
5. 2026-06-13
   days on market $165,000 Active 65 DOM
6. 2026-06-12
   days on market $165,000 Active 64 DOM
7. 2026-06-09
   days on market $165,000 Active 61 DOM
8. 2026-06-08
   days on market $165,000 Active 60 DOM
9. 2026-06-07
   days on market $165,000 Active 59 DOM
10. 2026-06-07
    days on market $165,000 Active 58 DOM
11. 2026-06-04
    days on market $165,000 Active 55 DOM
12. 2026-06-02
    days on market $165,000 Active 54 DOM
13. 2026-06-01
    days on market $165,000 Active 53 DOM
14. 2026-05-31
    days on market $165,000 Active 52 DOM
15. 2026-04-09
    listed $165,000 Active 222-char remark

    Show marketing remark (222 chars)

    Take a look at this great three bedroom two bathroom country home on two acres with a building in the back that could be converted to a tiny home for a possible additional income. Contact your realtor for more information.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,689
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$4,800
• Taxable loss: −$5,844
• Est. tax savings @ 24.0%: +$1,403
• After-tax cash flow: $-1,467/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: Scott County School District
• NCES district ID: 2803900
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $34,396
• Composite: 23.9/100
• National rank: #7793
• State rank: #71 of 130 in MS

Livability — Morton

• Score: 59/100
• State rank: #249
• US rank: #20218

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

• City population: 9,638
• Population (ZIP): 9,638

Population outlook (Scott County) Hauer SSP2

• Today (2025): 28,200 people
• By 2030: 27,923 · -1.0%
• By 2040: 26,898 · -4.6%
• By 2050: 25,341 · -10.1%
• By 2075: 20,244 · -28.2%
• By 2100: 13,845 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 20% Hispanic / Latino 19% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+23.9) · D 37.7% · R 61.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+18.2 2016: R+17.7 2012: R+9.0 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.95%
• Current HPI: 163.0304
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-09 Listed $165,000 MLSU