34 County Road 629 · Corinth, MS 38834

$121,500

3 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 77 Days on market

Built 1975 0.62 ac lot $99/sqft · 22% below area Est $205k · 41% under ↓ 10% since listing

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD Case # 281-379100, property to be sold AS IS, offers can be placed by buyer's agents only at http://www. hudhomestore. gov. Buyer's agents are encouraged to follow offer guidelines and can view offer timeframes on the offer site. 3 bed, 1 bath with room to potentially add an additional bedroom with one of the two living areas. Buyer's agents MUST SIGN IN for showings at property. Listing broker does not warrant lot size, square footage or taxes.

Key facts

• 0.62 acre lot
• Built 1975
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $114k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.7% in Corinth — 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 61/100 on livability (#187 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D-, 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 $840 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 77 days — a 6% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $114,210 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $204,742
• List price: $121,500
• Delta: -40.66%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-11,204
• Equity at exit: $18,116

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,220
• Equity at exit: $10,505

Cash invested: $34,020 (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: $1,231 medium
• Mortgage (P&I): −$637
• Tax est. 1.5%: −$152 /mo · $1,822/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $133

Break-even live

Break-even rent $1,063

Max offer price $121,500

Occupancy floor 84%

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: $30,375
• Closing costs: $3,645
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $121,500 Active 77 DOM
2. 2026-06-17
   days on market $121,500 Active 76 DOM
3. 2026-06-16
   days on market $121,500 Active 75 DOM
4. 2026-06-15
   days on market $121,500 Active 74 DOM
5. 2026-06-13
   days on market $121,500 Active 72 DOM
6. 2026-06-12
   days on market $121,500 Active 71 DOM
7. 2026-06-09
   days on market $121,500 Active 68 DOM
8. 2026-06-08
   days on market $121,500 Active 67 DOM
9. 2026-06-07
   days on market $121,500 Active 66 DOM
10. 2026-06-07
    days on market $121,500 Active 65 DOM
11. 2026-06-04
    days on market $121,500 Active 62 DOM
12. 2026-06-02
    days on market $121,500 Active 61 DOM
13. 2026-06-01
    days on market $121,500 Active 60 DOM
14. 2026-05-31
    days on market $121,500 Active 59 DOM
15. 2026-05-19
    price $121,500 453-char remark

    Show marketing remark (453 chars)

    HUD Case # 281-379100, property to be sold AS IS, offers can be placed by buyer's agents only at http://www. hudhomestore. gov. Buyer's agents are encouraged to follow offer guidelines and can view offer timeframes on the offer site. 3 bed, 1 bath with room to potentially add an additional bedroom with one of the two living areas. Buyer's agents MUST SIGN IN for showings at property. Listing broker does not warrant lot size, square footage or taxes.

16. 2026-04-02
    listed $135,000 Active 453-char remark

    Show marketing remark (453 chars)

    HUD Case # 281-379100, property to be sold AS IS, offers can be placed by buyer's agents only at http://www. hudhomestore. gov. Buyer's agents are encouraged to follow offer guidelines and can view offer timeframes on the offer site. 3 bed, 1 bath with room to potentially add an additional bedroom with one of the two living areas. Buyer's agents MUST SIGN IN for showings at property. Listing broker does not warrant lot size, square footage or taxes.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $14,773
• − Mortgage interest: −$6,806
• − Property taxes: −$1,822
• − Insurance: −$608
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,535
• Taxable loss: −$361
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $1,682/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 — Corinth

• Score: 61/100
• State rank: #187
• US rank: #17369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 27,146
• 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

-10.0% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $121,500 NEMSBD
• 2026-04-02 Listed $135,000 NEMSBD