1341 Hankins St · Tupelo, MS 38804

$87,600

3 bd · 1.0 ba · 1,892 sqft · SingleFamily public records · 2 Days on market

Built 1940 0.64 ac lot Est $170k · 49% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS! This one is for you. Quaint two story home on a large private lot at the end of a dead in street in east Tupelo. 3 bedrooms, 2 full bathrooms. Spacious laundry room. Pass through kitchen with dining area overlooking back of property with french doors leading to a deck. Large yard and shop. So many possibilities. Great location is walking distance to Lawhon elementary and just seconds from downtown Tupelo. Hurry to see this one--Amazing opportunity. Will not pass FHA or VA loan standards. Agents see private remarks. All info subject to verification.

Key facts

• 0.64 acre lot
• Built 1940
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, amenities D+, employment D+.
• Tupelo Public School District (town): math 46% / reading 42% proficiency, ranked #28 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 172 active listings in the ZIP; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $606 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,600

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.75% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.53%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $170,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 Martin Hill Dr	0.50mi	2/1.5 (-1)	1,963 (+4%)	21mo	$175,900	$90	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.0%
• Equity multiple: 1.99×
• Total profit: $24,273
• Equity at exit: $13,061

10-year hold

• IRR: 31.9%
• Equity multiple: 3.88×
• Total profit: $70,734
• Equity at exit: $7,574

Cash invested: $24,528 (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 38804

• Active inventory: 172
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$110 /mo · $1,314/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $604

Break-even live

Break-even rent $766

Max offer price $87,600

Occupancy floor 56%

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: $21,900
• Closing costs: $2,628
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-01
   remarks 565-char remark
2. 2026-06-01
   listed $87,600 Pending 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 18 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: $18,365
• − Mortgage interest: −$4,907
• − Property taxes: −$1,314
• − Insurance: −$438
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$2,548
• Taxable income: $6,219
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $5,751/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: Tupelo Public School District
• NCES district ID: 2804320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $44,002
• Composite: 37.26/100
• National rank: #4456
• State rank: #28 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, MS
• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 16,693
• Household income: $64,420
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 642.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 30% Two or more races 3% Hispanic / Latino 3% Native American 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.19%
• Current HPI: 172.0153
• Rent YoY: —
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-01 Pending — NEMSBD
• 2026-04-08 Listed $87,600 NEMSBD