10499 Highway 57 · Leaf, MS 39456

$87,500

3 bd · 1.0 ba · 2,148 sqft · SingleFamily public records · 42 Days on market

Built 1968 0.92 ac lot Est $88k · at est. ↓ 10% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +9.5/10.0
• ARV discount +7.8/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a project with potential? This brick home in McLain, Greene County, MS offers 3 bedrooms, 2 bathrooms, a bonus room, and 2,148 square feet of space to reimagine and restore. Sitting on nearly an acre (. 92), there's plenty of room to spread out and make it your own. Built in 1968 and set on a slab foundation, the home features a metal roof installed approximately 5 years ago. The property does require repairs and updates and will not qualify for FHA, VA, or USDA financing. Being sold as-is, this is a great opportunity for investors or buyers ready to roll up their sleeves and bring new life to a property with solid bones.

Key facts

• Slab foundation
• Metal roof
• Nearly an acre

Tags

• BRICK HOME
• BONUS ROOM
• METAL ROOF
• SLAB FOUNDATION
• NEARLY AN ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Greene County School District (rural): math 28% / reading 34% proficiency, ranked #67 of 130 in MS (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 2 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($605 loan paydown + $8k appreciation (9.1% local appreciation)).
• Greene County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.15%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $88,068
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10499 Highway 57	0.00mi	3/2.0	2,148 (0%)	1mo	$87,500	$41	96

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

Projected returns pro-forma

9.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 3.95×
• Total profit: $72,341
• Equity at exit: $73,086

10-year hold

• IRR: 35.1%
• Equity multiple: 8.68×
• Total profit: $188,197
• Equity at exit: $151,877

Cash invested: $24,500 (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 39456

• Home prices YoY: 6.8%
• Active inventory: 40
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $473

Break-even live

Break-even rent $695

Max offer price $87,500

Occupancy floor 58%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-07
   status Pending
2. 2026-03-17
   price $87,500
3. 2026-02-20
   listed $97,500 Active

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $691 · $58/mo
• Expected delta: +$49/yr (+$4/mo · 7.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,516
• − Mortgage interest: −$4,901
• − Property taxes: −$643
• − Insurance: −$438
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,545
• Taxable income: $4,506
• Est. tax owed @ 24.0%: −$1,081
• After-tax cash flow: $4,589/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: Greene County School District
• NCES district ID: 2801590
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $41,432
• Composite: 26.2/100
• National rank: #7264
• State rank: #67 of 130 in MS

Livability — Leaf

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 720

Population outlook (Greene County) Hauer SSP2

• Today (2025): 12,029 people
• By 2030: 11,879 · -1.2%
• By 2040: 11,196 · -6.9%
• By 2050: 10,455 · -13.1%
• By 2075: 8,825 · -26.6%
• By 2100: 7,172 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Black 2% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 7% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 2%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+69.8) · D 14.8% · R 84.5%
• 2008→2024 swing: -18.0pp toward R · 2008: -51.7pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+65.8 2016: R+63.0 2012: R+54.1 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.09%
• Current HPI: 141.8077
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.3% since first listed

3 events — show timeline

• 2026-04-07 Pending — MLSU
• 2026-03-17 Price Changed $87,500 MLSU
• 2026-02-20 Listed $97,500 MLSU

Property tax history

-4.4%/yr

Latest (2025): $643 · +25.8% YoY. Source: county tax records.