820 Chickasaw Rd · Oakland, MS 38658

$62,900

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 217 Days on market

Built 1975 0.29 ac lot $58/sqft · 71% below area ↓ 19% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just Reduced! SOLD AS ISCharming 2-bedroom log cabin-style home with tons of potential. Features two cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space-perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units.

Key facts

• Huge shed
• Log cabin style
• Guest suite

Tags

• LOG CABIN STYLE
• FULLY FINISHED BASEMENT
• GUEST SUITE
• HOME OFFICE
• ADDITIONAL LIVING SPACE
• HUGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#338 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D+, amenities F, commute F.
• South Panola School District (town): math 31% / reading 32% proficiency, ranked #65 of 130 in MS (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pope Elementary School (math 30% / reading 36%, grade F, #168 of 375 statewide, top 45%, 531 students, 99% FRL); Batesville Junior High School (math 29% / reading 28%, grade F, #94 of 179 statewide, top 53%, 825 students, 100% FRL); South Panola High School (math 25% / reading 27%, grade F, #108 of 197 statewide, top 55%, 1,174 students, 100% FRL) — zoned schools average 100% FRL vs 72% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 10 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($435 loan paydown + $6k appreciation (9.7% local appreciation)).
• Panola County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 217 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $46k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.68% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

• ARV (median comp): $220,453
• List price: $62,900
• Delta: -71.47%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

9.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.8%
• Equity multiple: 4.40×
• Total profit: $59,909
• Equity at exit: $55,058

10-year hold

• IRR: 40.0%
• Equity multiple: 9.78×
• Total profit: $154,686
• Equity at exit: $117,063

Cash invested: $17,612 (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 38658

• Home prices YoY: 5.0%
• Active inventory: 18
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $426

Break-even live

Break-even rent $520

Max offer price $62,900

Occupancy floor 55%

Sensitivity live

Price	-10% $462	-5% $444	+0% $426	+5% $409	+10% $391
Rent	-10% $343	-5% $385	+0% $426	+5% $468	+10% $510
Rate	-1.0pp $458	-0.5pp $442	base $426	+0.5pp $410	+1.0pp $394

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-13
   status Pending 341-char remark

   Show marketing remark (352 chars)

   Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

2. 2026-05-13
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

3. 2026-04-14
   price $62,900 341-char remark

   Show marketing remark (352 chars)

   Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

4. 2026-04-14
   price $62,900 352-char remark

   Show marketing remark (352 chars)

   Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

5. 2026-03-10
   price $69,900 341-char remark

   Show marketing remark (341 chars)

   Just Reduced! SOLD AS ISCharming 2-bedroom log cabin-style home with tons of potential. Features two cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space-perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units.

6. 2026-03-09
   price $69,900 352-char remark

   Show marketing remark (352 chars)

   Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

7. 2026-02-10
   price $82,500 341-char remark

   Show marketing remark (352 chars)

   Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

8. 2026-02-10
   price $82,500 352-char remark

   Show marketing remark (352 chars)

   Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

9. 2026-01-16
   price $89,900
10. 2026-01-15
    price $89,900 341-char remark

    Show marketing remark (352 chars)

    Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

11. 2026-01-15
    price $89,900 352-char remark

    Show marketing remark (352 chars)

    Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

12. 2026-01-07
    status Active
13. 2025-12-18
    price $94,900

    Show marketing remark (352 chars)

    Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

14. 2025-12-18
    price $94,900 341-char remark

    Show marketing remark (352 chars)

    Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

15. 2025-12-18
    price $94,900 352-char remark

    Show marketing remark (352 chars)

    Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

16. 2025-11-09
    price $99,900

    Show marketing remark (352 chars)

    Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

17. 2025-11-09
    price $99,900 341-char remark

    Show marketing remark (352 chars)

    Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

18. 2025-11-09
    price $99,900 352-char remark

    Show marketing remark (352 chars)

    Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

19. 2025-10-07
    listed $104,900 Active 341-char remark

    Show marketing remark (341 chars)

    Just Reduced! SOLD AS ISCharming 2-bedroom log cabin-style home with tons of potential. Features two cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space-perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units.

20. 2025-10-07
    listed $109,400 Active

    Show marketing remark (341 chars)

    Just Reduced! SOLD AS ISCharming 2-bedroom log cabin-style home with tons of potential. Features two cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space-perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units.

21. 2024-10-06
    listed $104,900 Active 352-char remark

    Show marketing remark (352 chars)

    Just Reduced! SOLD AS IS, 2 bedroom log cabin-style home with tons of potential. Main floor features 2 cozy bedrooms, while the fully finished basement includes a full bathroom and additional living space -- perfect for a guest suite, home office, or family room. The property also includes access to a huge shed and two additional storage units --

22. 2015-01-16
    soldstatus
23. 2014-11-20
    listed $78,000
24. 2006-02-06
    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: $656 · $55/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,717
• − Mortgage interest: −$3,523
• − Property taxes: −$656
• − Insurance: −$314
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,830
• Taxable income: $4,359
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,072/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: South Panola School District
• NCES district ID: 2804050
• Math proficiency: 31% ▼ -22.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $37,663
• Composite: 26.27/100
• National rank: #7250
• State rank: #65 of 130 in MS

Livability — Oakland

• Score: 51/100
• State rank: #338
• US rank: #25372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,248
• Population (ZIP): 2,557

Population outlook (Panola County) Hauer SSP2

• Today (2025): 32,645 people
• By 2030: 31,477 · -3.6%
• By 2040: 28,894 · -11.5%
• By 2050: 26,108 · -20.0%
• By 2075: 19,292 · -40.9%
• By 2100: 12,787 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%

Political lean MEDSL · Panola

• 2024 margin: R (+14.8) · D 42.0% · R 56.9% · Other 1.1%
• 2008→2024 swing: -21.4pp toward R · 2008: 6.5pp · 2024: -14.8pp
• All cycles: 2024: R+14.8 2020: R+4.2 2016: R+0.5 2012: D+8.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.65%
• Current HPI: 203.6652
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.4% since first listed

24 events — show timeline

• 2026-05-13 Pending — NCMBR
• 2026-05-13 Pending — MLSU
• 2026-04-14 Price Changed $62,900 NCMBR
• 2026-04-14 Price Changed $62,900 MLSU
• 2026-03-10 Price Changed $69,900 NCMBR
• 2026-03-09 Price Changed $69,900 MLSU
• 2026-02-10 Price Changed $82,500 NCMBR
• 2026-02-10 Price Changed $82,500 MLSU
• 2026-01-16 Price Changed $89,900 NEMSBD
• 2026-01-15 Price Changed $89,900 NCMBR
• 2026-01-15 Price Changed $89,900 MLSU
• 2026-01-07 Relisted — NEMSBD
• 2025-12-18 Price Changed $94,900 NEMSBD
• 2025-12-18 Price Changed $94,900 NCMBR
• 2025-12-18 Price Changed $94,900 MLSU
• 2025-11-09 Price Changed $99,900 NEMSBD
• 2025-11-09 Price Changed $99,900 NCMBR
• 2025-11-09 Price Changed $99,900 MLSU
• 2025-10-07 Listed $109,400 NEMSBD
• 2025-10-07 Listed $104,900 NCMBR
• 2024-10-06 Listed $104,900 MLSU
• 2015-01-16 Sold (MLS) — NCMBR
• 2014-11-20 Listed $78,000 NCMBR
• 2006-02-06 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $656 · +28.2% YoY. Source: county tax records.