2210 Casey Rd · Utica, MS 39175

$60,000

5 bd · 3.0 ba · 1,312 sqft · SingleFamily public records · 41 Days on market

Built 1980 1.00 ac lot Est $60k · at est.

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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
• ARV discount +7.8/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +1.2/10.0

Listing remarks MLS

Great Deal on this 4 bedrooms, 1.5 baths, priced to sell quickly. This home is eligible for the VPM Rent to Own Program. Property located in the county of Utica. It has great potential! It has 4 bedrooms, 1.5 baths, a utility room, large living room, foyer and its all on one acre of land. Call Magnolia Real Estate & Property Mgmt, LLC today for a viewing [phone] or [phone].

Key facts

• Safe rural area
• Full acre of land
• Fully furnished

Tags

• FULL ACRE OF LAND
• FULLY FURNISHED
• SAFE RURAL AREA

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#294 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D-, amenities F, commute F.
• Hinds County School District (rural): math 25% / reading 29% proficiency, ranked #70 of 130 in MS (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 167 units permitted in Hinds County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hinds County population projected to shrink 6% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.03% ✓
• Cap rate: 17.98%
• Cash-on-cash: 41.73%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $60,352
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 Casey Rd	0.00mi	5/3.0	1,312 (0%)	0mo	$60,000	$46	100

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: 38.3%
• Equity multiple: 2.64×
• Total profit: $27,479
• Equity at exit: $8,946

10-year hold

• IRR: 44.8%
• Equity multiple: 5.28×
• Total profit: $71,821
• Equity at exit: $5,188

Cash invested: $16,800 (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 39175

• Home prices YoY: -3.8%
• Active inventory: 27
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $584

Break-even live

Break-even rent $479

Max offer price $60,000

Occupancy floor 47%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-27
   status Pending
2. 2026-02-13
   listed $60,000 Active
3. 2025-09-22
   historical
4. 2025-08-19
   listed $60,000 Active
5. 2020-11-06
   soldstatus
6. 2018-12-03
   soldstatus
7. 2018-08-31
   soldstatus 396-char remark

   Show marketing remark (396 chars)

   Great Deal on this 4 bedrooms, 1.5 baths, priced to sell quickly. This home is eligible for the VPM Rent to Own Program. Property located in the county of Utica. It has great potential! It has 4 bedrooms, 1.5 baths, a utility room, large living room, foyer and its all on one acre of land. Call Magnolia Real Estate & Property Mgmt, LLC today for a viewing [phone] or [phone].

8. 2018-08-30
   soldstatus
9. 2018-06-20
   listed $9,900 396-char remark

   Show marketing remark (396 chars)

   Great Deal on this 4 bedrooms, 1.5 baths, priced to sell quickly. This home is eligible for the VPM Rent to Own Program. Property located in the county of Utica. It has great potential! It has 4 bedrooms, 1.5 baths, a utility room, large living room, foyer and its all on one acre of land. Call Magnolia Real Estate & Property Mgmt, LLC today for a viewing [phone] or [phone].

10. 1980-06-12
    soldstatus
11. 1980-05-16
    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: $461 · $38/mo
• Projected year-2 tax: $474 · $40/mo
• Expected delta: +$13/yr (+$1/mo · 2.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,616
• − Mortgage interest: −$3,361
• − Property taxes: −$461
• − Insurance: −$300
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$1,745
• Taxable income: $6,410
• Est. tax owed @ 24.0%: −$1,538
• After-tax cash flow: $5,472/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: Hinds County School District
• NCES district ID: 2801860
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $53,335
• Composite: 24.02/100
• National rank: #7771
• State rank: #70 of 130 in MS

Livability — Utica

• Score: 57/100
• State rank: #294
• US rank: #22096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,079

Population outlook (Hinds County) Hauer SSP2

• Today (2025): 242,528 people
• By 2030: 241,113 · -0.6%
• By 2040: 235,557 · -2.9%
• By 2050: 226,946 · -6.4%
• By 2075: 199,995 · -17.5%
• By 2100: 164,165 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 34% Two or more races 2%
• Common ancestry: Serbian 2% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Hinds

• 2024 margin: Solid D (+46.1) · D 72.4% · R 26.3% · Other 1.4%
• 2008→2024 swing: +7.1pp toward D · 2008: 39.0pp · 2024: 46.1pp
• All cycles: 2024: D+46.1 2020: D+48.3 2016: D+43.7 2012: D+45.1 2008: D+39.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.59%
• Current HPI: 190.5278
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+506.1% since first listed

11 events — show timeline

• 2026-03-27 Pending — MLSU
• 2026-02-13 Listed $60,000 MLSU
• 2025-09-22 Listing Removed — MLSU
• 2025-08-19 Listed $60,000 MLSU
• 2020-11-06 Sold (Public Records) — Public Records
• 2018-12-03 Sold (Public Records) — Public Records
• 2018-08-31 Sold (MLS) — VWCBR
• 2018-08-30 Sold (Public Records) — Public Records
• 2018-06-20 Listed $9,900 VWCBR
• 1980-06-12 Sold (Public Records) — Public Records
• 1980-05-16 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $461 · +2.6% YoY. Source: county tax records.