25 Central Ave · Ecru, MS 38841

$99,900

3 bd · 1.0 ba · 1,124 sqft · Other public records · 26 Days on market

Built 1997 1.00 ac lot

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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 +17.6/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home is a steal! Yes, it has had water damage in the house, but could be a great home. Low price has been factored in for repairs. Good location beside Tanglefoot Trail and corner of Main St.

Key facts

• 1 acre lot
• Built 1997
• Listed 26 days

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Home design: Single-family residence (Traditional); One story
• Exterior features: 1-acre lot; Located beside Tanglefoot Trail; Subdivision: Other

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (2.2% below list).
• Recommended offer: $98k (2.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#64 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment D-.
• Pontotoc County School District (rural): math 48% / reading 40% proficiency, ranked #31 of 130 in MS (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Pontotoc Elementary School (math 49% / reading 44%, grade D-, #87 of 375 statewide, top 23%, 743 students, 100% FRL); North Pontotoc Upper Elementary (math 56% / reading 36%, grade D+, #39 of 179 statewide, top 22%, 285 students, 99% FRL); North Pontotoc High School (math 27% / reading 37%, grade F, #80 of 197 statewide, top 42%, 513 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 86 units permitted in Pontotoc County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $9k appreciation (8.6% local appreciation)).
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,697 (2.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.78×
• Total profit: $49,772
• Equity at exit: $79,673

10-year hold

• IRR: 21.4%
• Equity multiple: 6.04×
• Total profit: $140,950
• Equity at exit: $161,895

Cash invested: $27,972 (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 38841

• Home prices YoY: 6.7%
• Active inventory: 13
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $79

Break-even live

Break-even rent $877

Max offer price $99,900

Occupancy floor 87%

Sensitivity live

Price	-10% $136	-5% $108	+0% $79	+5% $51	+10% $23
Rent	-10% $2	-5% $41	+0% $79	+5% $118	+10% $157
Rate	-1.0pp $130	-0.5pp $105	base $79	+0.5pp $53	+1.0pp $27

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   status $99,900 Pending 26 DOM
2. 2026-06-02
   days on market $99,900 Active 26 DOM
3. 2026-06-01
   days on market $99,900 Active 25 DOM
4. 2026-05-31
   days on market $99,900 Active 24 DOM
5. 2026-05-30
   days on market $99,900 Active 23 DOM
6. 2026-05-06
   listed $99,900 Active
7. 2009-07-31
   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: $1,524 · $127/mo
• Projected year-2 tax: $1,524 · $127/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,724
• − Mortgage interest: −$5,596
• − Property taxes: −$1,524
• − Insurance: −$500
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,906
• Taxable loss: −$677
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,115/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: Pontotoc County School District
• NCES district ID: 2803660
• Math proficiency: 48% ▼ -7.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $38,709
• Composite: 36.77/100
• National rank: #4572
• State rank: #31 of 130 in MS

Livability — Ecru

• Score: 68/100
• State rank: #64
• US rank: #9552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ecru, MS
• City population: 4,057
• Population (ZIP): 4,057

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 32,690 people
• By 2030: 33,445 · +2.3%
• By 2040: 34,588 · +5.8%
• By 2050: 35,066 · +7.3%
• By 2075: 35,241 · +7.8%
• By 2100: 32,290 · -1.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 16% Black 13% Two or more races 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+67.7) · D 15.7% · R 83.5%
• 2008→2024 swing: -15.3pp toward R · 2008: -52.4pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+62.2 2016: R+62.0 2012: R+53.6 2008: R+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.55%
• Current HPI: 135.5769
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-06 Listed $99,900 NEMSBD
• 2009-07-31 Sold (Public Records) — Public Records