85 Red Oak Rd · Snow Lake Shores, MS 38603

$89,999

1 bd · 1.0 ba · 692 sqft · SingleFamily public records · 340 Days on market

Built 1958 0.70 ac lot $130/sqft · 59% below area $38/mo HOA · 5% of rent ↓ 9% since listing

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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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Start enjoying your own piece of paradise at Snow Lake Shores!!! This cute house has a lake view and sits on 3 lots. Snow Lake Shores is a peaceful lake community where you can enjoy fishing, boating, playing tennis, or just relaxing at the beach area. This charming one bedroom, one bath home would make the perfect weekend retreat or starter home. Don't miss the opportunity to make this property your very own! All info subject to verification.

Key facts

• Boating
• 3 lots
• Lake view

Tags

• LAKE VIEW
• 3 LOTS
• PEACEFUL LAKE COMMUNITY
• FISHING
• BOATING
• BEACH AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $56 ($670/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 $79k (12.7% below list).
• Recommended offer: $79k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#230 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, schools F, amenities F.
• Benton County School District (rural): math 31% / reading 33% proficiency, ranked #66 of 130 in MS (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Benton County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,605 (12.7% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.87% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $218,573
• List price: $89,999
• Delta: -58.82%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Dogwood Dr	0.40mi	1/1.0	700 (+1%)	2mo	$67,000	$96	78
45 Dogwood Dr	0.39mi	1/1.0	700 (+1%)	23mo	$139,000	$199	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.57×
• Total profit: $14,375
• Equity at exit: $40,467

10-year hold

• IRR: 12.3%
• Equity multiple: 2.83×
• Total profit: $46,172
• Equity at exit: $62,365

Cash invested: $25,200 (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 38603

• Active inventory: 34
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $786 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$37
• HOA: −$38
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $56

Break-even live

Break-even rent $715

Max offer price $89,999

Occupancy floor 88%

Sensitivity live

Price	-10% $107	-5% $81	+0% $56	+5% $30	+10% $5
Rent	-10% $-6	-5% $25	+0% $56	+5% $87	+10% $118
Rate	-1.0pp $101	-0.5pp $79	base $56	+0.5pp $33	+1.0pp $9

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 19 events

1. 2026-06-21
   days on market $89,999 Active 340 DOM
2. 2026-06-18
   days on market $89,999 Active 338 DOM
3. 2026-06-17
   days on market $89,999 Active 337 DOM
4. 2026-06-16
   days on market $89,999 Active 336 DOM
5. 2026-06-15
   days on market $89,999 Active 335 DOM
6. 2026-06-13
   days on market $89,999 Active 333 DOM
7. 2026-06-12
   days on market $89,999 Active 332 DOM
8. 2026-06-09
   days on market $89,999 Active 329 DOM
9. 2026-06-08
   days on market $89,999 Active 328 DOM
10. 2026-06-07
    days on market $89,999 Active 326 DOM
11. 2026-06-04
    days on market $89,999 Active 323 DOM
12. 2026-06-02
    days on market $89,999 Active 322 DOM
13. 2026-06-01
    days on market $89,999 Active 321 DOM
14. 2026-05-31
    days on market $89,999 Active 320 DOM
15. 2025-12-29
    price $89,999 449-char remark

    Show marketing remark (449 chars)

    Start enjoying your own piece of paradise at Snow Lake Shores!!! This cute house has a lake view and sits on 3 lots. Snow Lake Shores is a peaceful lake community where you can enjoy fishing, boating, playing tennis, or just relaxing at the beach area. This charming one bedroom, one bath home would make the perfect weekend retreat or starter home. Don't miss the opportunity to make this property your very own! All info subject to verification.

16. 2025-10-24
    status Active 449-char remark

    Show marketing remark (449 chars)

    Start enjoying your own piece of paradise at Snow Lake Shores!!! This cute house has a lake view and sits on 3 lots. Snow Lake Shores is a peaceful lake community where you can enjoy fishing, boating, playing tennis, or just relaxing at the beach area. This charming one bedroom, one bath home would make the perfect weekend retreat or starter home. Don't miss the opportunity to make this property your very own! All info subject to verification.

17. 2025-10-06
    price $92,000 449-char remark

    Show marketing remark (449 chars)

    Start enjoying your own piece of paradise at Snow Lake Shores!!! This cute house has a lake view and sits on 3 lots. Snow Lake Shores is a peaceful lake community where you can enjoy fishing, boating, playing tennis, or just relaxing at the beach area. This charming one bedroom, one bath home would make the perfect weekend retreat or starter home. Don't miss the opportunity to make this property your very own! All info subject to verification.

18. 2025-07-07
    listed $99,000 Active 449-char remark

    Show marketing remark (449 chars)

    Start enjoying your own piece of paradise at Snow Lake Shores!!! This cute house has a lake view and sits on 3 lots. Snow Lake Shores is a peaceful lake community where you can enjoy fishing, boating, playing tennis, or just relaxing at the beach area. This charming one bedroom, one bath home would make the perfect weekend retreat or starter home. Don't miss the opportunity to make this property your very own! All info subject to verification.

19. 1999-09-30
    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: $212 · $18/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$499/yr (+$42/mo · 235.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $9,433
• − Mortgage interest: −$5,041
• − Property taxes: −$212
• − Insurance: −$450
• − Repairs & maintenance: −$755
• − Management: −$755
• − HOA: −$456
• − Depreciation: −$2,618
• Taxable loss: −$854
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $875/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: Benton County School District
• NCES district ID: 2800600
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $33,111
• Composite: 26.25/100
• National rank: #7254
• State rank: #66 of 130 in MS

Livability — Snow Lake Shores

• Score: 60/100
• State rank: #230
• US rank: #19453

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snow Lake Shores, MS
• Population (ZIP): 2,602

Population outlook (Benton County) Hauer SSP2

• Today (2025): 7,339 people
• By 2030: 6,879 · -6.3%
• By 2040: 5,886 · -19.8%
• By 2050: 5,010 · -31.7%
• By 2075: 3,682 · -49.8%
• By 2100: 3,421 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Two or more races 2% Asian 1%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+31.4) · D 34.0% · R 65.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -2.2pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+20.8 2016: R+13.2 2012: R+0.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.1% since first listed

5 events — show timeline

• 2025-12-29 Price Changed $89,999 NEMSBD
• 2025-10-24 Relisted — NEMSBD
• 2025-10-06 Price Changed $92,000 NEMSBD
• 2025-07-07 Listed $99,000 NEMSBD
• 1999-09-30 Sold (Public Records) — Public Records

Property tax history

-2.5%/yr

Latest (2025): $212 · +1.5% YoY. Source: county tax records.