30095 Andrews Rd · Aberdeen, MS 39730

$99,000

3 bd · 1.0 ba · 1,177 sqft · SingleFamily public records · 36 Days on market

Built 1978 2.00 ac lot $84/sqft · 36% below area Est $161k · 38% under ↓ 21% 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brick home situated on 2 acres in the Amory School District! This 3 bedroom, 1 bath home offers 1,231 sq ft and features a kitchen, living room, laundry room, and a fireplace with gas logs. Exterior features include a 1-car carport, storage shed, and fenced area in the backyard. Located in a desirable county setting with convenient access to town. Home is being sold As Is and offers a great opportunity for buyers looking to make it their own.

Key facts

• Kitchen
• Laundry room
• Living room

Tags

• BRICK HOME
• 2 ACRES
• AMORY SCHOOL DISTRICT
• KITCHEN
• LIVING ROOM
• LAUNDRY ROOM

Property features AI

Finance

• Financial info: Annual tax amount listed as $600

Exterior

• Parking: Attached carport
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Built (year not provided)
• Exterior features: Approximately 2-acre lot; Directions: Take US-278 W and turn right on Andrews Road. Property is half a mile down the road on the left.

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; Heating system (type listed as Other)
• Interior features: Refrigerator included; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $43 ($513/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (7.1% below list).
• Recommended offer: $92k (7.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#164 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Amory School District (town): math 44% / reading 43% proficiency, ranked #34 of 130 in MS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $92,020 (7.1% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $160,700
• List price: $99,000
• Delta: -38.39%
• 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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-13,303
• Equity at exit: $14,761

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-8,018
• Equity at exit: $8,560

Cash invested: $27,720 (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 39730

• Home prices YoY: -12.2%
• Active inventory: 47
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $920 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $43

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 90%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,000 Active 36 DOM
2. 2026-06-17
   days on market $99,000 Active 35 DOM
3. 2026-06-16
   days on market $99,000 Active 34 DOM
4. 2026-06-15
   days on market $99,000 Active 33 DOM
5. 2026-06-13
   days on market $99,000 Active 31 DOM
6. 2026-06-12
   days on market $99,000 Active 30 DOM
7. 2026-06-09
   days on market $99,000 Active 27 DOM
8. 2026-06-09
   price $99,000 Active 26 DOM
9. 2026-06-08
   days on market $125,000 Active 26 DOM
10. 2026-06-07
    days on market $125,000 Active 25 DOM
11. 2026-06-07
    days on market $125,000 Active 24 DOM
12. 2026-06-04
    days on market $125,000 Active 21 DOM
13. 2026-06-02
    days on market $125,000 Active 20 DOM
14. 2026-06-01
    days on market $125,000 Active 19 DOM
15. 2026-05-31
    days on market $125,000 Active 18 DOM
16. 2026-05-14
    listed $125,000 Active 446-char remark

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,042
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$2,880
• Taxable loss: −$1,130
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $785/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: Amory School District
• NCES district ID: 2800450
• Math proficiency: 44% ▼ -17.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $37,071
• Composite: 36.17/100
• National rank: #4733
• State rank: #34 of 130 in MS

Livability — Aberdeen

• Score: 63/100
• State rank: #164
• US rank: #15742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,496
• Population (ZIP): 11,496

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 49%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.15%
• Current HPI: 137.8358
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.8% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $99,000 NEMSBD
• 2026-05-14 Listed $125,000 NEMSBD