1079 John Amacker Rd · Poplarville, MS 39470

$90,000

4 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 35 Days on market

Built 1972

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Special! Come put your touches on this blank slate with tons of untapped potential. Located on 2 acres in a peaceful& amp; private area, is this fully gutted 4 bedroom 2 bathroom home. All new windows, doors, and sheathing. All utilities are still on. The second acre provides the opportunity for future expansion/additional homesite. Located in Poplarville School District. Showings by appointment only. Call or text 985-445-0132 for a showing.

Key facts

• Fully gutted
• Future expansion
• New doors

Tags

• 2 ACRES
• FULLY GUTTED
• NEW WINDOWS
• NEW DOORS
• NEW SHEATHING
• FUTURE EXPANSION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.8% in Poplarville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#27 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Poplarville Separate School District (rural): math 33% / reading 39% proficiency, ranked #52 of 130 in MS (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Poplarville Lower Elementary School (476 students, 99% FRL); Middle School of Poplarville (math 43% / reading 38%, grade F, #60 of 179 statewide, top 37%, 448 students, 99% FRL); Poplarville Jr Sr High School (math 47% / reading 42%, grade F, #36 of 197 statewide, top 19%, 556 students, 100% FRL) — zoned schools average 99% FRL vs 63% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 190 active listings in the ZIP; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.40% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.61%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.9%
• Equity multiple: 1.51×
• Total profit: $12,967
• Equity at exit: $13,419

10-year hold

• IRR: 21.8%
• Equity multiple: 2.85×
• Total profit: $46,714
• Equity at exit: $7,782

Cash invested: $25,200 (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 39470

• Home prices YoY: -18.1%
• Active inventory: 190
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $433

Break-even live

Break-even rent $709

Max offer price $90,000

Occupancy floor 61%

Sensitivity live

Price	-10% $484	-5% $458	+0% $433	+5% $407	+10% $382
Rent	-10% $334	-5% $383	+0% $433	+5% $483	+10% $532
Rate	-1.0pp $478	-0.5pp $456	base $433	+0.5pp $410	+1.0pp $386

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-17
   status $90,000 Under Contract 35 DOM
2. 2026-06-16
   days on market $90,000 Active 35 DOM
3. 2026-06-15
   days on market $90,000 Active 34 DOM
4. 2026-06-13
   days on market $90,000 Active 32 DOM
5. 2026-06-12
   days on market $90,000 Active 31 DOM
6. 2026-06-09
   days on market $90,000 Active 28 DOM
7. 2026-06-08
   days on market $90,000 Active 27 DOM
8. 2026-06-07
   days on market $90,000 Active 26 DOM
9. 2026-06-07
   days on market $90,000 Active 25 DOM
10. 2026-06-04
    days on market $90,000 Active 22 DOM
11. 2026-06-03
    days on market $90,000 Active 21 DOM
12. 2026-06-01
    days on market $90,000 Active 20 DOM
13. 2026-05-31
    days on market $90,000 Active 19 DOM
14. 2026-05-12
    listed $90,000 Active 455-char remark
15. 2024-05-06
    soldstatus
16. 2024-04-17
    status Pending
17. 2024-04-11
    price $48,500
18. 2024-04-01
    status Active
19. 2024-02-07
    status Pending
20. 2024-02-03
    historical Active Under Contract
21. 2024-02-02
    historical
22. 2024-02-02
    status Pending
23. 2024-01-24
    price $52,500
24. 2024-01-24
    price $52,500
25. 2023-12-22
    price $58,500
26. 2023-11-20
    listed $64,900 Active
27. 2023-11-20
    listed $58,500 Active

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$103/yr (+$9/mo · 16.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $15,084
• − Mortgage interest: −$5,041
• − Property taxes: −$608
• − Insurance: −$450
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,618
• Taxable income: $3,953
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $4,246/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: Poplarville Separate School District
• NCES district ID: 2803720
• Math proficiency: 33% ▼ -12.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $38,882
• Composite: 30.1/100
• National rank: #6339
• State rank: #52 of 130 in MS

Livability — Poplarville

• Score: 72/100
• State rank: #27
• US rank: #6434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,872

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.36%
• Current HPI: 210.4161
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+38.7% since first listed

15 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $90,000 FSBO.com
• 2024-05-06 Sold (Public Records) — Public Records
• 2024-04-17 Pending — PRCBOR
• 2024-04-11 Price Changed $48,500 PRCBOR
• 2024-04-01 Relisted — PRCBOR
• 2024-02-07 Pending — PRCBOR
• 2024-02-03 Contingent — PRCBOR
• 2024-02-02 Listing Removed — MLSU
• 2024-02-02 Pending — MLSU
• 2024-01-24 Price Changed $52,500 MLSU
• 2024-01-24 Price Changed $52,500 PRCBOR
• 2023-12-22 Price Changed $58,500 MLSU
• 2023-11-20 Listed $58,500 PRCBOR
• 2023-11-20 Listed $64,900 MLSU

Property tax history

-19.3%/yr

Latest (2025): $608 · -19.3% YoY. Source: county tax records.