112 County Road 662 · Quitman, MS 39355

$95,000

2 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 143 Days on market

Built 1965 2.00 ac lot Est $95k · at est.

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Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +7.6/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Appreciation +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

Key facts

• Picturesque setting
• Oversized bedroom
• 2 acres

Tags

• 2 ACRES
• TRANQUIL RETREAT
• PICTURESQUE SETTING
• OVERSIZED BEDROOM

Property features AI

Exterior

• Parking: Attached garage; Covered carport (2 spaces); Gravel parking
• Utilities: Community water; Septic tank; Electricity connected; Propane available; Water available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Metal roof; Slab foundation; Built (year per public records)
• Exterior features: Private yard; Front yard; Cleared lot with few trees; Irregular-shaped lot; Porch; Rear porch

Interior

• Kitchen: Dishwasher; Free-standing gas range
• Flooring: Luxury vinyl; Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Fireplace heating; Central air; Ceiling fans; Gas cooling
• Interior features: Ceiling fans; Eat-in kitchen; Masonry fireplace
• Laundry & utility: Washer/Dryer hookups inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#153 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Quitman Lower Elementary School (464 students, 100% FRL); Quitman Jr High School (math 8% / reading 13%, grade F, #151 of 179 statewide, top 84%, 329 students, 100% FRL); Quitman High School (math 17% / reading 22%, grade F, #130 of 197 statewide, top 68%, 491 students, 100% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $145 of equity ($657 loan paydown + $-512 appreciation (-0.5% 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 (-0.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $95k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1965 — 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 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?
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: 1.00% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $95,128
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 County Road 662	0.00mi	2/1.0	1,034 (0%)	0mo	$95,000	$92	100

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

Projected returns pro-forma

-0.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.10×
• Total profit: $2,676
• Equity at exit: $25,050

10-year hold

• IRR: 8.2%
• Equity multiple: 1.84×
• Total profit: $22,251
• Equity at exit: $28,157

Cash invested: $26,600 (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 39355

• Home prices YoY: -0.5%
• Active inventory: 14
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $123

Break-even live

Break-even rent $796

Max offer price $95,000

Occupancy floor 82%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-05-01
   status Pending 552-char remark

   Show marketing remark (552 chars)

   Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

2. 2026-05-01
   status Pending

   Show marketing remark (552 chars)

   Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

3. 2026-04-09
   status Active 552-char remark

   Show marketing remark (552 chars)

   Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

4. 2026-04-09
   status Active

   Show marketing remark (552 chars)

   Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

5. 2026-03-30
   status Pending 552-char remark

   Show marketing remark (552 chars)

   Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

6. 2026-03-30
   status Pending

   Show marketing remark (552 chars)

   Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

7. 2026-02-12
   status Active 552-char remark

   Show marketing remark (552 chars)

   Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

8. 2026-02-12
   status Active

   Show marketing remark (552 chars)

   Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

9. 2026-02-01
   status Pending

   Show marketing remark (552 chars)

   Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

10. 2026-02-01
    status Pending 552-char remark

    Show marketing remark (552 chars)

    Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

11. 2025-12-01
    price $95,000

    Show marketing remark (552 chars)

    Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

12. 2025-12-01
    price $95,000 552-char remark

    Show marketing remark (552 chars)

    Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

13. 2025-11-19
    listed $105,000 Active 552-char remark

    Show marketing remark (552 chars)

    Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

14. 2025-11-19
    listed $105,000 Active

    Show marketing remark (552 chars)

    Country Charm! Nestled on 2 acres of serene countryside, this quaint 2-bedroom, 1-bathroom brick home exudes country charm. Surrounded by nature, this property offers a tranquil retreat, perfect for those looking to escape the noise of everyday life. With its cozy atmosphere and room to grow, it's the ideal spot to enjoy a slower pace and the beauty of rural living. A true hidden gem for anyone seeking a serene and picturesque setting. The oversized bedroom could easily be converted back into two rooms, offering the potential for a third bedroom.

15. 2025-09-02
    status Pending
16. 2025-09-02
    status Pending
17. 2025-09-01
    historical
18. 2025-04-15
    price $99,500
19. 2025-04-15
    price $99,500
20. 2025-02-24
    price $105,000
21. 2025-02-24
    price $105,000
22. 2025-01-29
    price $110,000
23. 2025-01-29
    price $110,000
24. 2025-01-27
    listed $120,000 Active
25. 2025-01-25
    listed $120,000 Active
26. 2022-08-22
    soldstatus $37,000
27. 2022-08-18
    soldstatus
28. 2022-06-29
    listed $79,999
29. 2019-07-25
    soldstatus
30. 2019-02-05
    listed $69,000
31. 2014-12-23
    soldstatus $37,000
32. 2014-05-16
    soldstatus
33. 2013-03-22
    listed $39,900
34. 2007-07-05
    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: $1,094 · $91/mo
• Projected year-2 tax: $1,094 · $91/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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,423
• − Mortgage interest: −$5,321
• − Property taxes: −$1,094
• − Insurance: −$475
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$2,764
• Taxable loss: −$59
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,491/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: 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 — Quitman

• Score: 63/100
• State rank: #153
• US rank: #15260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,056

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 (65%)
• Race & ethnicity: White 65% Black 32% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Hispanic 3% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2% 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: ▼ -0.54%
• Current HPI: 110.0748
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+138.1% since first listed

34 events — show timeline

• 2026-05-01 Pending — HAAR
• 2026-05-01 Pending — MLSU
• 2026-04-09 Relisted — HAAR
• 2026-04-09 Relisted — MLSU
• 2026-03-30 Pending — HAAR
• 2026-03-30 Pending — MLSU
• 2026-02-12 Relisted — HAAR
• 2026-02-12 Relisted — MLSU
• 2026-02-01 Pending — MLSU
• 2026-02-01 Pending — HAAR
• 2025-12-01 Price Changed $95,000 MLSU
• 2025-12-01 Price Changed $95,000 HAAR
• 2025-11-19 Listed $105,000 MLSU
• 2025-11-19 Listed $105,000 HAAR
• 2025-09-02 Pending — MLSU
• 2025-09-02 Pending — HAAR
• 2025-09-01 Listing Removed — MLSU
• 2025-04-15 Price Changed $99,500 HAAR
• 2025-04-15 Price Changed $99,500 MLSU
• 2025-02-24 Price Changed $105,000 HAAR
• 2025-02-24 Price Changed $105,000 MLSU
• 2025-01-29 Price Changed $110,000 HAAR
• 2025-01-29 Price Changed $110,000 MLSU
• 2025-01-27 Listed $120,000 HAAR
• 2025-01-25 Listed $120,000 MLSU
• 2022-08-22 Sold (Public Records) $37,000 Public Records
• 2022-08-18 Sold (MLS) — EMR
• 2022-06-29 Listed $79,999 EMR
• 2019-07-25 Sold (MLS) — EMR
• 2019-02-05 Listed $69,000 EMR
• 2014-12-23 Sold (Public Records) $37,000 Public Records
• 2014-05-16 Sold (MLS) — EMR
• 2013-03-22 Listed $39,900 EMR
• 2007-07-05 Sold (Public Records) — Public Records

Property tax history

+14.7%/yr

Latest (2025): $1,094 · +0.7% YoY. Source: county tax records.