40 Pr 3057 #8 · Oxford, MS 38655

$304,000

2 bd · 1.0 ba · 1,166 sqft · Condo public records · 30 Days on market

Built 2002 $261/sqft · at area comps Est $310k · at est.

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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).

• Cash flow +12.3/30.0
• ARV discount +8.4/15.0
• Livability +4.4/5.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the condo you have been waiting for at The Mark, located just minutes from the Ole Miss campus. This stunning 2-bed, 2-bath condo has been completely updated with modern finishes throughout including stainless kitchen appliances and lvp flooring throughout the entire unit. The interior shines with many upgrades, highlighted by custom walk-in showers with glass doors in both bathrooms. Situated in a prime location within the development, this unit sits near peaceful green space, providing a quiet retreat. The Mark offers wonderful amenities including two pools, tennis courts, and well-maintained grounds. Schedule your private tour today!

Key facts

• Fully renovated
• Stainless appliances
• Tennis courts

Tags

• FULLY RENOVATED
• MODERN LVP FLOORING
• STAINLESS APPLIANCES
• RESORT-STYLE AMENITIES
• 2 POOLS
• TENNIS COURTS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Townhouse/Condo
• Construction: Brick construction; Slab foundation
• Exterior features: In-ground pool; Subdivision covenant zoning

Interior

• Kitchen: Microwave; Dishwasher; Disposal; Electric range; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Microwave; Dishwasher; Disposal; Dryer; Electric range; Refrigerator; Washer; Electric water heater
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $304k.

Deal economics

• At list price, monthly cash flow is $-55 ($-659/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (28.4% below list).
• Recommended offer: $218k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.8% in Oxford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 87/100 on livability (#1 in MS, #285 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• Oxford School District (town): math 53% / reading 49% proficiency, ranked #12 of 130 in MS (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.8%/yr); 855 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,646 (28.4% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 11.6

CMA / ARV

• ARV (median comp): $309,875
• List price: $304,000
• Delta: -1.90%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-48,801
• Equity at exit: $45,327

10-year hold

• IRR: -5.1%
• Equity multiple: 0.65×
• Total profit: $-30,098
• Equity at exit: $26,284

Cash invested: $85,120 (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 38655

• Rents YoY: 4.8%
• Active inventory: 855
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$1,594
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-55

Break-even live

Break-even rent $2,246

Max offer price $294,298

Occupancy floor 98%

Sensitivity live

Price	-10% $117	-5% $31	+0% $-55	+5% $-141	+10% $-592
Rent	-10% $-227	-5% $-141	+0% $-55	+5% $31	+10% $117
Rate	-1.0pp $98	-0.5pp $22	base $-55	+0.5pp $-134	+1.0pp $-214

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: $76,000
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2998 Old Taylor Rd Oxford, MS	1.0–3.0	1.0–2.0	1150	$2,270	$1.97	44d	27	0.24mi
2000 Oxford Way Oxford, MS	1.0–4.0	1.0–4.0	1123	$2,233	$1.99	44d	58	0.56mi
2216 Church St Oxford, MS	2.0	1.0	840	$1,590	$1.89	44d	2	0.96mi
801 Frontage Rd Oxford, MS	2.0	2.0	1025	$1,970	$1.92	44d	65	1.36mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-11
   price $304,000 730-char remark
2. 2026-04-29
   listed $314,000 Active 730-char remark
3. 2026-04-28
   price $329,000 652-char remark

   Show marketing remark (652 chars)

   This is the condo you have been waiting for at The Mark, located just minutes from the Ole Miss campus. This stunning 2-bed, 2-bath condo has been completely updated with modern finishes throughout including stainless kitchen appliances and lvp flooring throughout the entire unit. The interior shines with many upgrades, highlighted by custom walk-in showers with glass doors in both bathrooms. Situated in a prime location within the development, this unit sits near peaceful green space, providing a quiet retreat. The Mark offers wonderful amenities including two pools, tennis courts, and well-maintained grounds. Schedule your private tour today!

4. 2026-03-17
   listed $335,900 Active 652-char remark

   Show marketing remark (652 chars)

   This is the condo you have been waiting for at The Mark, located just minutes from the Ole Miss campus. This stunning 2-bed, 2-bath condo has been completely updated with modern finishes throughout including stainless kitchen appliances and lvp flooring throughout the entire unit. The interior shines with many upgrades, highlighted by custom walk-in showers with glass doors in both bathrooms. Situated in a prime location within the development, this unit sits near peaceful green space, providing a quiet retreat. The Mark offers wonderful amenities including two pools, tennis courts, and well-maintained grounds. Schedule your private tour today!

5. 2023-12-13
   historical

   Show marketing remark (141 chars)

   This property is eligible under the Freddie Mac First Look Initiative through June 8, 2014. Investor offers may be submitted after this date.

6. 2020-07-24
   soldstatus
7. 2020-06-12
   listed $130,000
8. 2017-07-07
   soldstatus
9. 2017-05-05
   listed $139,900
10. 2014-05-20
    listed $84,900

    Show marketing remark (141 chars)

    This property is eligible under the Freddie Mac First Look Initiative through June 8, 2014. Investor offers may be submitted after this date.

11. 2012-07-12
    soldstatus
12. 2012-04-18
    listed $92,900

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $2,402 · $200/mo
• Expected delta: +$1,760/yr (+$147/mo · 274.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $26,118
• − Mortgage interest: −$17,029
• − Property taxes: −$641
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$8,844
• Taxable loss: −$6,095
• Est. tax savings @ 24.0%: +$1,463
• After-tax cash flow: $804/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: Oxford School District
• NCES district ID: 2803450
• Math proficiency: 53% ▼ -17.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $40,878
• Composite: 42.77/100
• National rank: #3152
• State rank: #12 of 130 in MS

Livability — Oxford

• Score: 87/100
• State rank: #1
• US rank: #285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, MS
• County: Lafayette County · 46,156 people
• City population: 46,156
• Metro: Oxford, MS
• Population (ZIP): 46,156
• Household income: $68,235
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1892.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Hispanic / Latino 4% Asian 2% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.86%
• Current HPI: 211.5486
• Rent YoY: ▲ 4.85%
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+227.2% since first listed

13 events — show timeline

• 2026-05-30 Pending — NCMBR
• 2026-05-11 Price Changed $304,000 NCMBR
• 2026-04-29 Listed $314,000 NCMBR
• 2026-04-28 Price Changed $329,000 NCMBR
• 2026-03-17 Listed $335,900 NCMBR
• 2023-12-13 Delisted — NEMSBD
• 2020-07-24 Sold (MLS) — NCMBR
• 2020-06-12 Listed $130,000 NCMBR
• 2017-07-07 Sold (MLS) — NCMBR
• 2017-05-05 Listed $139,900 NCMBR
• 2014-05-20 Listed $84,900 NEMSBD
• 2012-07-12 Sold (MLS) — NCMBR
• 2012-04-18 Listed $92,900 NCMBR

Property tax history

+4.1%/yr

Latest (2025): $641 · +12.3% YoY. Source: county tax records.