11 Co Rd 119 · Farmington, MS 38834

$119,900

3 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 196 Days on market

Built 1973 3,600 sqft lot $100/sqft · 16% below area Est $143k · 16% under

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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 +21.1/30.0
• ARV discount +14.7/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's a great opportunity for investors or anyone looking for a rewarding fixer-upper in the heart of Farmington. This 3-bedroom, 2-bath home offers 1,194 square feet of potential on a low-maintenance 0.08-acre lot. Located just minutes from Corinth's schools, shopping, dining, and parks, it's ideally positioned for a profitable rental or renovation project. With the right vision and updates, this property could be a solid long-term investment or quick-turn flip. Affordable, conveniently located, and full of possibilities-come see the potential for yourself! All info subject to verification.

Key facts

• Low-maintenance lot
• Minutes from parks
• Minutes from schools

Tags

• LOW-MAINTENANCE LOT
• MINUTES FROM SCHOOLS
• MINUTES FROM SHOPPING
• MINUTES FROM DINING
• MINUTES FROM PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#234 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Alcorn School District (rural): math 45% / reading 42% proficiency, ranked #33 of 130 in MS (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 13 units permitted in Alcorn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alcorn County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1973 — 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: 1.02% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (median comp): $142,899
• List price: $119,900
• Delta: -16.09%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 CR 227	0.51mi	3/2.0	1,215 (+2%)	20mo	$149,000	$123	53

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-8,541
• Equity at exit: $17,877

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $6,570
• Equity at exit: $10,367

Cash invested: $33,572 (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 38834

• Active inventory: 186
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $171

Break-even live

Break-even rent $1,002

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $119,900 Active 196 DOM
2. 2026-06-17
   days on market $119,900 Active 195 DOM
3. 2026-06-16
   days on market $119,900 Active 194 DOM
4. 2026-06-15
   days on market $119,900 Active 193 DOM
5. 2026-06-13
   days on market $119,900 Active 191 DOM
6. 2026-06-12
   days on market $119,900 Active 190 DOM
7. 2026-06-09
   days on market $119,900 Active 187 DOM
8. 2026-06-08
   days on market $119,900 Active 186 DOM
9. 2026-06-07
   days on market $119,900 Active 185 DOM
10. 2026-06-07
    days on market $119,900 Active 184 DOM
11. 2026-06-02
    days on market $119,900 Active 181 DOM
12. 2026-06-01
    days on market $119,900 Active 180 DOM
13. 2026-05-31
    days on market $119,900 Active 179 DOM
14. 2025-12-03
    listed $119,900 Active 599-char remark

    Show marketing remark (599 chars)

    Here's a great opportunity for investors or anyone looking for a rewarding fixer-upper in the heart of Farmington. This 3-bedroom, 2-bath home offers 1,194 square feet of potential on a low-maintenance 0.08-acre lot. Located just minutes from Corinth's schools, shopping, dining, and parks, it's ideally positioned for a profitable rental or renovation project. With the right vision and updates, this property could be a solid long-term investment or quick-turn flip. Affordable, conveniently located, and full of possibilities-come see the potential for yourself! All info subject to verification.

15. 2025-05-10
    listed $119,900 Active
16. 2004-08-10
    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: $1,358 · $113/mo
• Projected year-2 tax: $1,358 · $113/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $14,627
• − Mortgage interest: −$6,716
• − Property taxes: −$1,358
• − Insurance: −$600
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,488
• Taxable income: $124
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,022/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: Alcorn School District
• NCES district ID: 2800390
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $37,645
• Composite: 36.24/100
• National rank: #4715
• State rank: #33 of 130 in MS

Livability — Farmington

• Score: 59/100
• State rank: #234
• US rank: #19647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, MS
• Population (ZIP): 27,146

Population outlook (Alcorn County) Hauer SSP2

• Today (2025): 38,392 people
• By 2030: 38,804 · +1.1%
• By 2040: 39,455 · +2.8%
• By 2050: 39,708 · +3.4%
• By 2075: 39,917 · +4.0%
• By 2100: 37,628 · -2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Alcorn

• 2024 margin: Solid R (+68.3) · D 15.4% · R 83.8%
• 2008→2024 swing: -24.4pp toward R · 2008: -44.0pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+63.5 2016: R+61.8 2012: R+51.6 2008: R+44.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.19%
• Current HPI: 155.736
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2025-12-03 Listed $119,900 NEMSBD
• 2025-05-10 Listed $119,900 NEMSBD
• 2004-08-10 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,358 · +6.8% YoY. Source: county tax records.