404 Miller Rd · Corinth, MS 38834

$99,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 78 Days on market

Built 1966 0.33 ac lot $100/sqft · 22% above area Est $82k · 22% over

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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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 404 Miller Rd. in Corinth, MS, this 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors looking for value in a convenient location between Hwy 72 and S. Harper Rd. Renovations are already underway, featuring a new central heat and air unit, fresh interior paint, and refinished original hardwood floors in select areas--bringing back the character while adding modern comfort. With a solid start on updates, this home provides the perfect chance to finish it to your taste. Priced at $99,900, this property stands out as an excellent value for the area. Whether you're looking for an affordable primary residence or a smart investment opportunity, this home has strong potential. (Taxes are from Alcorn CO Tax Assessor & ESTIMATED with Homestead Exemption. )

Key facts

• Convenient location
• Fresh interior paint
• 0.33 acre lot

Tags

• NEW CENTRAL HEAT AND AIR UNIT
• FRESH INTERIOR PAINT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $90k (9.9% below list).
• Recommended offer: $90k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.7% in Corinth — 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 61/100 on livability (#187 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D-, amenities F.
• Corinth School District (town): math 35% / reading 36% proficiency, ranked #56 of 130 in MS (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Alcorn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Alcorn County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000 (9.9% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (median comp): $81,858
• List price: $99,900
• Delta: 22.04%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-8,816
• Equity at exit: $14,895

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,689
• Equity at exit: $8,638

Cash invested: $27,972 (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 38834

• Active inventory: 186
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $116

Break-even live

Break-even rent $753

Max offer price $99,900

Occupancy floor 82%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Proper St Corinth, MS	3.0	1.5	1400	$900	$0.64	43d	1	1.11mi

Listing history 18 events

1. 2026-06-18
   days on market $99,900 Active 78 DOM
2. 2026-06-17
   days on market $99,900 Active 77 DOM
3. 2026-06-16
   days on market $99,900 Active 76 DOM
4. 2026-06-15
   days on market $99,900 Active 75 DOM
5. 2026-06-13
   days on market $99,900 Active 73 DOM
6. 2026-06-12
   days on market $99,900 Active 72 DOM
7. 2026-06-09
   days on market $99,900 Active 69 DOM
8. 2026-06-08
   days on market $99,900 Active 68 DOM
9. 2026-06-07
   days on market $99,900 Active 67 DOM
10. 2026-06-07
    days on market $99,900 Active 66 DOM
11. 2026-06-04
    days on market $99,900 Active 63 DOM
12. 2026-06-02
    days on market $99,900 Active 62 DOM
13. 2026-06-01
    days on market $99,900 Active 61 DOM
14. 2026-05-31
    days on market $99,900 Active 60 DOM
15. 2026-05-02
    price $99,900 801-char remark

    Show marketing remark (801 chars)

    Located at 404 Miller Rd. in Corinth, MS, this 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors looking for value in a convenient location between Hwy 72 and S. Harper Rd. Renovations are already underway, featuring a new central heat and air unit, fresh interior paint, and refinished original hardwood floors in select areas--bringing back the character while adding modern comfort. With a solid start on updates, this home provides the perfect chance to finish it to your taste. Priced at $99,900, this property stands out as an excellent value for the area. Whether you're looking for an affordable primary residence or a smart investment opportunity, this home has strong potential. (Taxes are from Alcorn CO Tax Assessor & ESTIMATED with Homestead Exemption. )

16. 2026-04-01
    listed $108,900 Active 801-char remark

    Show marketing remark (801 chars)

    Located at 404 Miller Rd. in Corinth, MS, this 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors looking for value in a convenient location between Hwy 72 and S. Harper Rd. Renovations are already underway, featuring a new central heat and air unit, fresh interior paint, and refinished original hardwood floors in select areas--bringing back the character while adding modern comfort. With a solid start on updates, this home provides the perfect chance to finish it to your taste. Priced at $99,900, this property stands out as an excellent value for the area. Whether you're looking for an affordable primary residence or a smart investment opportunity, this home has strong potential. (Taxes are from Alcorn CO Tax Assessor & ESTIMATED with Homestead Exemption. )

17. 2025-07-25
    soldstatus Closed 178-char remark

    Show marketing remark (178 chars)

    This is a great investment property for someone looking to flip or use as a rental! Needs a little TLC but priced accordingly. Hardwood floors! Extra lot behind and two storage

18. 2025-01-16
    listed $49,900 Active 178-char remark

    Show marketing remark (178 chars)

    This is a great investment property for someone looking to flip or use as a rental! Needs a little TLC but priced accordingly. Hardwood floors! Extra lot behind and two storage

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $789 · $66/mo
• Expected delta: +$441/yr (+$37/mo · 126.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $10,800
• − Mortgage interest: −$5,596
• − Property taxes: −$348
• − Insurance: −$500
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,906
• Taxable loss: −$278
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,464/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: Corinth School District
• NCES district ID: 2801260
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $31,709
• Composite: 29.02/100
• National rank: #6611
• State rank: #56 of 130 in MS

Livability — Corinth

• Score: 61/100
• State rank: #187
• US rank: #17369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corinth, MS
• City population: 27,146
• Population (ZIP): 27,146

Population outlook (Alcorn County) Hauer SSP2

• Today (2025): 38,392 people
• By 2030: 38,804 · +1.1%
• By 2040: 39,455 · +2.8%
• By 2050: 39,708 · +3.4%
• By 2075: 39,917 · +4.0%
• By 2100: 37,628 · -2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Alcorn

• 2024 margin: Solid R (+68.3) · D 15.4% · R 83.8%
• 2008→2024 swing: -24.4pp toward R · 2008: -44.0pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.5 2016: R+61.8 2012: R+51.6 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.19%
• Current HPI: 155.736
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+100.2% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $99,900 NEMSBD
• 2026-04-01 Listed $108,900 NEMSBD
• 2025-07-25 Sold (MLS) — NEMSBD
• 2025-01-16 Listed $49,900 NEMSBD