603 E Wiygul St · Fulton, MS 38843

$79,900

6 bd · 1.0 ba · 1,677 sqft · SingleFamily public records · 150 Days on market

Built 1948 0.60 ac lot ↓ 20% 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex inside Fulton City limits, this property offers 2 rental units spaces. Home to be sold AS IS! Does not qualify for FHA, VA, or USDA. All info subject to verification.

Key facts

• 0.6 acre lot
• Built 1948
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#133 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, employment D, amenities F.
• Itawamba County School District (rural): math 35% / reading 31% proficiency, ranked #58 of 130 in MS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 4 units permitted in Itawamba County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Itawamba County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1948 — 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. 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: 1.37% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $3,180
• Equity at exit: $11,913

10-year hold

• IRR: 13.2%
• Equity multiple: 2.06×
• Total profit: $23,687
• Equity at exit: $6,908

Cash invested: $22,372 (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 38843

• Home prices YoY: -31.9%
• Active inventory: 114
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $252

Break-even live

Break-even rent $777

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $298	-5% $275	+0% $252	+5% $230	+10% $207
Rent	-10% $166	-5% $209	+0% $252	+5% $296	+10% $339
Rate	-1.0pp $293	-0.5pp $273	base $252	+0.5pp $232	+1.0pp $211

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,900 Active 150 DOM
2. 2026-06-18
   days on market $79,900 Active 149 DOM
3. 2026-06-17
   days on market $79,900 Active 148 DOM
4. 2026-06-16
   days on market $79,900 Active 147 DOM
5. 2026-06-15
   days on market $79,900 Active 146 DOM
6. 2026-06-14
   days on market $79,900 Active 144 DOM
7. 2026-06-12
   days on market $79,900 Active 143 DOM
8. 2026-06-09
   days on market $79,900 Active 140 DOM
9. 2026-06-08
   days on market $79,900 Active 139 DOM
10. 2026-06-07
    days on market $79,900 Active 138 DOM
11. 2026-06-05
    days on market $79,900 Active 135 DOM
12. 2026-06-02
    days on market $79,900 Active 133 DOM
13. 2026-06-01
    days on market $79,900 Active 132 DOM
14. 2026-05-31
    days on market $79,900 Active 131 DOM
15. 2026-05-30
    days on market $79,900 Active 130 DOM
16. 2026-04-16
    price $79,900 174-char remark

    Show marketing remark (174 chars)

    Duplex inside Fulton City limits, this property offers 2 rental units spaces. Home to be sold AS IS! Does not qualify for FHA, VA, or USDA. All info subject to verification.

17. 2026-03-03
    price $89,900 174-char remark

    Show marketing remark (174 chars)

    Duplex inside Fulton City limits, this property offers 2 rental units spaces. Home to be sold AS IS! Does not qualify for FHA, VA, or USDA. All info subject to verification.

18. 2026-01-20
    listed $99,900 Active 174-char remark

    Show marketing remark (174 chars)

    Duplex inside Fulton City limits, this property offers 2 rental units spaces. Home to be sold AS IS! Does not qualify for FHA, VA, or USDA. All info subject to verification.

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $1,942 · $162/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,161
• − Mortgage interest: −$4,476
• − Property taxes: −$1,942
• − Insurance: −$400
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,324
• Taxable income: $1,914
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $2,569/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: Itawamba County School District
• NCES district ID: 2802100
• Math proficiency: 35% ▼ -19.00%
• Reading proficiency: 31% ▼ -14.00%
• Median HH income: $37,158
• Composite: 27.48/100
• National rank: #6956
• State rank: #58 of 130 in MS

Livability — Fulton

• Score: 64/100
• State rank: #133
• US rank: #14332

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, MS
• Population (ZIP): 12,275

Population outlook (Itawamba County) Hauer SSP2

• Today (2025): 24,011 people
• By 2030: 23,999 · +-0.0%
• By 2040: 23,738 · -1.1%
• By 2050: 22,962 · -4.4%
• By 2075: 20,240 · -15.7%
• By 2100: 16,503 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 13% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Itawamba

• 2024 margin: Solid R (+80.0) · D 9.7% · R 89.7%
• 2008→2024 swing: -23.9pp toward R · 2008: -56.1pp · 2024: -80.0pp
• All cycles: 2024: R+80.0 2020: R+75.6 2016: R+75.6 2012: R+61.0 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.26%
• Current HPI: 124.4402
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.0% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $79,900 NEMSBD
• 2026-03-03 Price Changed $89,900 NEMSBD
• 2026-01-20 Listed $99,900 NEMSBD

Property tax history

+5.5%/yr

Latest (2025): $1,942 · +0.0% YoY. Source: county tax records.