345 Drysdale Rd · Carthage, MS 39051

$157,000

2 bd · 2.0 ba · 1,320 sqft · SingleFamily · 21 Days on market

Built 1960 1.30 ac lot

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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 +10.4/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Schools +1.3/10.0

Listing remarks MLS

This rare 2 acre tract of land is absolutly beautiful. You would be hard pressed to find another lot this size that is this mature outside of the city limits. This lot has a wonderful foundation of St Augustine grass and is 300' deep before you get to the wooded part of the property. A wonderful place to build a shop, mobile home, or single family home. The property is in the county so there are no restrictions.

Key facts

• 1.3 acre lot
• 4 parking spots
• Built 1960

Property features AI

Exterior

• Parking: Detached carport with space for 4 vehicles; Gravel driveway/parking
• Utilities: Septic tank; Community water; Electricity connected; Propane connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick veneer and wood siding exterior; Metal roof; Conventional foundation; Built in (year from public records)
• Exterior features: Cleared, mostly level yard with some trees and landscaping; Front yard

Interior

• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $-83 ($-999/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (31.7% below list).
• Recommended offer: $107k (31.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#243 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Leake County School District (town): math 11% / reading 22% proficiency, ranked #102 of 130 in MS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP.

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (9.0% local appreciation)).
• Leake County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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, 76% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,275 (31.7% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $319,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1998 Ms-16 West	0.54mi	2/2.0	1,400 (+6%)	11mo	$339,000	$242	55

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

Projected returns pro-forma

8.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.57×
• Total profit: $69,054
• Equity at exit: $129,659

10-year hold

• IRR: 18.7%
• Equity multiple: 5.67×
• Total profit: $205,138
• Equity at exit: $267,960

Cash invested: $43,960 (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 39051

• Home prices YoY: 5.9%
• Active inventory: 81
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-83

Break-even live

Break-even rent $1,178

Max offer price $142,294

Occupancy floor —

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-04
   days on market $157,000 Active 21 DOM
2. 2026-06-02
   days on market $157,000 Active 20 DOM
3. 2026-06-01
   days on market $157,000 Active 19 DOM
4. 2026-05-31
   days on market $157,000 Active 18 DOM
5. 2026-05-13
   listed $20,000 Active 419-char remark

   Show marketing remark (419 chars)

   This rare 2 acre tract of land is absolutly beautiful. You would be hard pressed to find another lot this size that is this mature outside of the city limits. This lot has a wonderful foundation of St Augustine grass and is 300' deep before you get to the wooded part of the property. A wonderful place to build a shop, mobile home, or single family home. The property is in the county so there are no restrictions.

6. 2026-05-13
   listed $157,000 Active

   Show marketing remark (419 chars)

   This rare 2 acre tract of land is absolutly beautiful. You would be hard pressed to find another lot this size that is this mature outside of the city limits. This lot has a wonderful foundation of St Augustine grass and is 300' deep before you get to the wooded part of the property. A wonderful place to build a shop, mobile home, or single family home. The property is in the county so there are no restrictions.

7. 2021-10-02
   historical
8. 2018-04-05
   listed $85,000
9. 2009-06-22
   soldstatus
10. 2008-12-15
    listed $98,900
11. 2006-09-20
    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: $504 · $42/mo
• Projected year-2 tax: $1,240 · $103/mo
• Expected delta: +$737/yr (+$61/mo · 146.2%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $12,873
• − Mortgage interest: −$8,794
• − Property taxes: −$504
• − Insurance: −$785
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$4,567
• Taxable loss: −$3,837
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $-78/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: Leake County School District
• NCES district ID: 2802520
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $32,894
• Composite: 13.33/100
• National rank: #9538
• State rank: #102 of 130 in MS

Livability — Carthage

• Score: 59/100
• State rank: #243
• US rank: #20150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,242

Population outlook (Leake County) Hauer SSP2

• Today (2025): 21,382 people
• By 2030: 20,405 · -4.6%
• By 2040: 18,208 · -14.8%
• By 2050: 15,732 · -26.4%
• By 2075: 9,562 · -55.3%
• By 2100: 5,455 · -74.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 47% Black 39% Hispanic / Latino 8% Native American 5% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7%

Political lean MEDSL · Leake

• 2024 margin: Strong R (+23.4) · D 38.0% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.7pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+14.5 2016: R+14.2 2012: R+8.6 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.96%
• Current HPI: 161.5452
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+58.7% since first listed

7 events — show timeline

• 2026-05-13 Listed $157,000 MLSU
• 2026-05-13 Listed $20,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2018-04-05 Listed $85,000 MLSU
• 2009-06-22 Sold (MLS) — MLSU
• 2008-12-15 Listed $98,900 MLSU
• 2006-09-20 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $504 · +249.8% YoY. Source: county tax records.