668 Rose Hill Rd · Puckett, MS 39114

$159,900

3 bd · 1.0 ba · 1,300 sqft · SingleFamily · 57 Days on market

1.08 ac lot $123/sqft · 14% below area Est $186k · 14% under ↓ 6% since listing

---

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).

• ARV discount +13.8/15.0
• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Recently remodeled 3 bed, 1 bath home sitting on 1 acre on a quiet country road. This house was completely updated with new roof, new HVAC system, and new plumbing and electrical as well! It also comes with a storage shed and is handicap accessible! You don't want to miss this one! Call your favorite realtor today!

Key facts

• Remodeled
• New plumbing
• Storage shed

Tags

• REMODELED
• NEW ROOF
• NEW HVAC SYSTEM
• NEW PLUMBING
• NEW ELECTRICAL
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (31.2% below list).
• Recommended offer: $110k (31.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#62 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($155k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,042 (31.2% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.69% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (median comp): $185,758
• List price: $159,900
• Delta: -13.92%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
554 County Line Rd	0.45mi	3/2.0	1,247 (-4%)	21mo	$179,000	$144	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.81×
• Total profit: $80,926
• Equity at exit: $144,051

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $242,965
• Equity at exit: $310,651

Cash invested: $44,772 (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 39114

• Home prices YoY: 7.9%
• Active inventory: 69
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-96

Break-even live

Break-even rent $1,221

Max offer price $143,008

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-50	+0% $-96	+5% $-141	+10% $-186
Rent	-10% $-183	-5% $-139	+0% $-96	+5% $-52	+10% $-9
Rate	-1.0pp $-15	-0.5pp $-55	base $-96	+0.5pp $-137	+1.0pp $-179

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $159,900 Active 57 DOM
2. 2026-06-17
   days on market $159,900 Active 56 DOM
3. 2026-06-16
   days on market $159,900 Active 55 DOM
4. 2026-06-15
   days on market $159,900 Active 54 DOM
5. 2026-06-14
   days on market $159,900 Active 52 DOM
6. 2026-06-13
   days on market $159,900 Active 51 DOM
7. 2026-06-10
   days on market $159,900 Active 49 DOM
8. 2026-06-09
   days on market $159,900 Active 48 DOM
9. 2026-06-08
   days on market $159,900 Active 47 DOM
10. 2026-06-07
    days on market $159,900 Active 46 DOM
11. 2026-06-03
    days on market $159,900 Active 42 DOM
12. 2026-06-02
    days on market $159,900 Active 41 DOM
13. 2026-06-01
    days on market $159,900 Active 40 DOM
14. 2026-05-31
    days on market $159,900 Active 39 DOM
15. 2026-05-30
    days on market $159,900 Active 38 DOM
16. 2026-05-05
    price $159,900 319-char remark

    Show marketing remark (319 chars)

    Recently remodeled 3 bed, 1 bath home sitting on 1 acre on a quiet country road. This house was completely updated with new roof, new HVAC system, and new plumbing and electrical as well! It also comes with a storage shed and is handicap accessible! You don't want to miss this one! Call your favorite realtor today!

17. 2026-04-22
    listed $169,900 Active 319-char remark

    Show marketing remark (319 chars)

    Recently remodeled 3 bed, 1 bath home sitting on 1 acre on a quiet country road. This house was completely updated with new roof, new HVAC system, and new plumbing and electrical as well! It also comes with a storage shed and is handicap accessible! You don't want to miss this one! Call your favorite realtor today!

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,263 · $105/mo
• Expected delta: +$546/yr (+$45/mo · 76.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $13,205
• − Mortgage interest: −$8,957
• − Property taxes: −$718
• − Insurance: −$800
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,652
• Taxable loss: −$4,033
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $-179/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: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 of 130 in MS

Livability — Puckett

• Score: 68/100
• State rank: #62
• US rank: #9517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,553

Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 39% Two or more races 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.04%
• Current HPI: 286.42
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.9% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $159,900 MLSU
• 2026-04-22 Listed $169,900 MLSU

Property tax history

+21.6%/yr

Latest (2025): $718 · +1.9% YoY. Source: county tax records.