269 County Road 288 · Pachuta, MS 39347

$75,000

2 bd · 1.5 ba · 1,158 sqft · SingleFamily · 3 Days on market

Built 1980 Fair condition

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks

Escape to the peaceful country lifestyle you've been dreaming of! This charming 2-bedroom, 1.5-bathroom home offers 1,158 sq. ft. of cozy, functional living space in the heart of Pachuta. This property combines rural tranquility with everyday comfort, featuring a wonderful layout and a serene setting. Enjoy peaceful mornings on the porch and plenty of outdoor potential. Don't miss the chance to own a slice of Mississippi countryside—schedule your private tour today!

Key facts

• Parking
• Built 1980
• Listed 2 days

Property features AI

Exterior

• Parking: Attached carport (1 space, total 1 parking)
• Utilities: Private water; Private sewer; Propane connected
• Home design: Single family residence (house); One level
• Construction: Vinyl, brick veneer and siding exterior; Brick/mortar foundation; Slab foundation; Built (year source: public records)
• Exterior features: Level lot; Wooded lot; Asphalt shingle roof

Interior

• Kitchen: Free-standing refrigerator; Oven
• Bathrooms: One full bathroom; One half bathroom (1.5 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; One room total
• Laundry & utility: Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 59/100 on livability (#254 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Quitman School District (rural): math 13% / reading 18% proficiency, ranked #106 of 130 in MS (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($519 loan paydown + $778 appreciation (1.0% local appreciation)).
• Clarke County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $75,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.33% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.90×
• Total profit: $18,884
• Equity at exit: $25,750

10-year hold

• IRR: 20.8%
• Equity multiple: 3.53×
• Total profit: $53,073
• Equity at exit: $34,333

Cash invested: $21,000 (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 39347

• Home prices YoY: 0.8%
• Active inventory: 39
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $272

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 68%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   pricedays on market $75,000 Active 3 DOM
2. 2026-06-18
   days on market $99,000 Active 2 DOM
3. 2026-06-17
   remarks 470-char remark
4. 2026-06-17
   listed $99,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,006
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,182
• Taxable income: $2,202
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $2,736/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to improve its curb appeal and interior aesthetics, which would significantly increase its resale and rental value.

Repairs flagged

• Major Overgrown lawn — Needs trimming and landscaping
• Major Debris — Needs removal
• Moderate Worn wood paneling — Needs painting or replacement
• Moderate Outdated furniture — Needs replacement
• Moderate Basic appliances — Needs replacement

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and resale value
• Both Painting or replacing wood paneling — Improves interior aesthetics and resale value
• Both Replacing outdated furniture — Enhances interior aesthetics and resale value
• Both Upgrading basic appliances — Enhances functionality and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown lawn · Needs trimming and landscaping	Major	$15,000–50,000
Debris · Needs removal	Major	$15,000–50,000
Worn wood paneling · Needs painting or replacement	Moderate	$3,000–15,000
Outdated furniture · Needs replacement	Moderate	$3,000–15,000
Basic appliances · Needs replacement	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$39,000–145,000

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and resale value ↑
• Both Painting or replacing wood paneling — Improves interior aesthetics and resale value ↑
• Both Replacing outdated furniture — Enhances interior aesthetics and resale value ↑
• Both Upgrading basic appliances — Enhances functionality and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Quitman School District
• NCES district ID: 2803780
• Math proficiency: 13% ▼ -18.00%
• Reading proficiency: 18% ▼ -10.00%
• Median HH income: $30,062
• Composite: 12.26/100
• National rank: #9646
• State rank: #106 of 130 in MS

Livability — Pachuta

• Score: 59/100
• State rank: #254
• US rank: #20329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,068

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 14,792 people
• By 2030: 14,085 · -4.8%
• By 2040: 12,619 · -14.7%
• By 2050: 11,225 · -24.1%
• By 2075: 8,511 · -42.5%
• By 2100: 6,820 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 39% Two or more races 3%
• Common ancestry: Lithuanian 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clarke

• 2024 margin: Solid R (+35.2) · D 32.1% · R 67.3%
• 2008→2024 swing: -10.1pp toward R · 2008: -25.1pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+30.9 2016: R+32.8 2012: R+23.9 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.04%
• Current HPI: 136.7456
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-16 Listed $99,000 MLSU