2038 Rocky Hill Rd · Wesson, MS 39191

$119,000

3 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 89 Days on market

Built 1980 1.00 ac lot $82/sqft · 64% below area

---

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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on 1 peaceful country acre in the revered Wesson School District, this efficient 3-bedroom, 2-bath home offers 1,444 square feet of comfortable living space. Built in 1980, this cozy cottage blends privacy and practicality with plenty of room to enjoy the outdoors. Currently tenant-occupied, this property is a fantastic investment opportunity with immediate rental income in place. Prefer to make it your own? It also makes a wonderful option for homeownership, offering space, serenity, and strong location appeal. Whether you're looking to expand your investment portfolio or settle into a quiet country setting, this property checks all the boxes.

Key facts

• 1 acre lot
• Built 1980
• Listed 88 days

Tags

• WESSON SCHOOL DISTRICT
• INVESTMENT OPPORTUNITY
• IMMEDIATE RENTAL INCOME
• QUIET COUNTRY SETTING

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$326,575) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $117k (1.9% below list).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#210 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools D+, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 8 units permitted in Copiah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($112k) 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.98% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $326,575
• List price: $119,000
• Delta: -63.56%
• 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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-7,433
• Equity at exit: $17,743

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $8,688
• Equity at exit: $10,289

Cash invested: $33,320 (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 39191

• Home prices YoY: -11.7%
• Active inventory: 38
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $187

Break-even live

Break-even rent $931

Max offer price $119,000

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-02-27
   listed $119,000 Active 660-char remark

   Show marketing remark (660 chars)

   Nestled on 1 peaceful country acre in the revered Wesson School District, this efficient 3-bedroom, 2-bath home offers 1,444 square feet of comfortable living space. Built in 1980, this cozy cottage blends privacy and practicality with plenty of room to enjoy the outdoors. Currently tenant-occupied, this property is a fantastic investment opportunity with immediate rental income in place. Prefer to make it your own? It also makes a wonderful option for homeownership, offering space, serenity, and strong location appeal. Whether you're looking to expand your investment portfolio or settle into a quiet country setting, this property checks all the boxes.

2. 2004-11-12
   soldstatus

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$195/yr (+$16/mo · 26.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $14,010
• − Mortgage interest: −$6,666
• − Property taxes: −$745
• − Insurance: −$595
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,462
• Taxable income: $301
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $2,167/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Wesson

• Score: 60/100
• State rank: #210
• US rank: #18566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,653

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 17% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.53%
• Current HPI: 163.301
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-02-27 Listed $119,000 MLSU
• 2004-11-12 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $745 · +12.0% YoY. Source: county tax records.