1401 Hopoca Rd · Redwater, MS 39051

$77,500

4 bd · 2.0 ba · 2,100 sqft · SingleFamily · 230 Days on market

Built 2007 1.00 ac lot $37/sqft · 64% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Rustic 4-Bedroom Home on 1 Acre with Loft - Great Investment or Homebuyer Opportunity! Discover the charm and potential of this spacious 4-bedroom, 2-bath home set on a beautiful 1-acre lot on Hoppoca Rd. Featuring an open floor plan and rustic appeal, this home includes a versatile loft area that can serve as an additional bedroom, office, or bonus space, along with plenty of storage throughout. The exterior offers a unique blend of wood on the front and durable metal siding on the sides and back, complemented by a metal roof for lasting protection. Inside, all bedrooms are conveniently located downstairs, including a large master suite with a generous walk-in closet. Additional highlights include beamed ceilings, large closets and bathrooms, a roomy utility area, and endless potential for customization. While the property could use a little TLC, it's a fantastic opportunity for homeowners or investors alike. Come see the possibilities—this home is well worth your time!

Key facts

• Metal roof
• Metal siding
• Beamed ceilings

Tags

• LOFT AREA
• METAL ROOF
• WOOD FRONT
• METAL SIDING
• STORAGE THROUGHOUT
• BEAMED CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#302 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Leake County School District (town): math 11% / reading 22% proficiency, ranked #102 of 130 in MS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($536 loan paydown + $7k appreciation (9.0% local appreciation)).
• Leake County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $32k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $68,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.58%
• DSCR: 2.23
• GRM: 5.1

CMA / ARV

• ARV (median comp): $215,943
• List price: $77,500
• Delta: -64.11%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

8.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 4.16×
• Total profit: $68,508
• Equity at exit: $64,004

10-year hold

• IRR: 38.3%
• Equity multiple: 9.09×
• Total profit: $175,655
• Equity at exit: $132,273

Cash invested: $21,700 (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 39051

• Home prices YoY: 5.9%
• Active inventory: 81
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $499

Break-even live

Break-even rent $630

Max offer price $77,500

Occupancy floor 55%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $77,500 Active 230 DOM
2. 2026-06-17
   days on market $77,500 Active 229 DOM
3. 2026-06-16
   days on market $77,500 Active 228 DOM
4. 2026-06-15
   days on market $77,500 Active 227 DOM
5. 2026-06-13
   days on market $77,500 Active 225 DOM
6. 2026-06-12
   days on market $77,500 Active 224 DOM
7. 2026-06-09
   days on market $77,500 Active 221 DOM
8. 2026-06-08
   days on market $77,500 Active 220 DOM
9. 2026-06-07
   days on market $77,500 Active 219 DOM
10. 2026-06-07
    days on market $77,500 Active 218 DOM
11. 2026-06-04
    days on market $77,500 Active 215 DOM
12. 2026-06-02
    days on market $77,500 Active 214 DOM
13. 2026-06-01
    days on market $77,500 Active 213 DOM
14. 2026-05-31
    days on market $77,500 Active 212 DOM
15. 2026-04-18
    price $77,500 1003-char remark

    Show marketing remark (1003 chars)

    Rustic 4-Bedroom Home on 1 Acre with Loft - Great Investment or Homebuyer Opportunity! Discover the charm and potential of this spacious 4-bedroom, 2-bath home set on a beautiful 1-acre lot on Hoppoca Rd. Featuring an open floor plan and rustic appeal, this home includes a versatile loft area that can serve as an additional bedroom, office, or bonus space, along with plenty of storage throughout. The exterior offers a unique blend of wood on the front and durable metal siding on the sides and back, complemented by a metal roof for lasting protection. Inside, all bedrooms are conveniently located downstairs, including a large master suite with a generous walk-in closet. Additional highlights include beamed ceilings, large closets and bathrooms, a roomy utility area, and endless potential for customization. While the property could use a little TLC, it's a fantastic opportunity for homeowners or investors alike. Come see the possibilities—this home is well worth your time!

16. 2026-03-18
    price $89,000 1003-char remark

    Show marketing remark (1003 chars)

    Rustic 4-Bedroom Home on 1 Acre with Loft - Great Investment or Homebuyer Opportunity! Discover the charm and potential of this spacious 4-bedroom, 2-bath home set on a beautiful 1-acre lot on Hoppoca Rd. Featuring an open floor plan and rustic appeal, this home includes a versatile loft area that can serve as an additional bedroom, office, or bonus space, along with plenty of storage throughout. The exterior offers a unique blend of wood on the front and durable metal siding on the sides and back, complemented by a metal roof for lasting protection. Inside, all bedrooms are conveniently located downstairs, including a large master suite with a generous walk-in closet. Additional highlights include beamed ceilings, large closets and bathrooms, a roomy utility area, and endless potential for customization. While the property could use a little TLC, it's a fantastic opportunity for homeowners or investors alike. Come see the possibilities—this home is well worth your time!

17. 2025-11-24
    price $97,500 1003-char remark

    Show marketing remark (1003 chars)

    Rustic 4-Bedroom Home on 1 Acre with Loft - Great Investment or Homebuyer Opportunity! Discover the charm and potential of this spacious 4-bedroom, 2-bath home set on a beautiful 1-acre lot on Hoppoca Rd. Featuring an open floor plan and rustic appeal, this home includes a versatile loft area that can serve as an additional bedroom, office, or bonus space, along with plenty of storage throughout. The exterior offers a unique blend of wood on the front and durable metal siding on the sides and back, complemented by a metal roof for lasting protection. Inside, all bedrooms are conveniently located downstairs, including a large master suite with a generous walk-in closet. Additional highlights include beamed ceilings, large closets and bathrooms, a roomy utility area, and endless potential for customization. While the property could use a little TLC, it's a fantastic opportunity for homeowners or investors alike. Come see the possibilities—this home is well worth your time!

18. 2025-10-31
    listed $110,000 Active 1003-char remark

    Show marketing remark (1003 chars)

    Rustic 4-Bedroom Home on 1 Acre with Loft - Great Investment or Homebuyer Opportunity! Discover the charm and potential of this spacious 4-bedroom, 2-bath home set on a beautiful 1-acre lot on Hoppoca Rd. Featuring an open floor plan and rustic appeal, this home includes a versatile loft area that can serve as an additional bedroom, office, or bonus space, along with plenty of storage throughout. The exterior offers a unique blend of wood on the front and durable metal siding on the sides and back, complemented by a metal roof for lasting protection. Inside, all bedrooms are conveniently located downstairs, including a large master suite with a generous walk-in closet. Additional highlights include beamed ceilings, large closets and bathrooms, a roomy utility area, and endless potential for customization. While the property could use a little TLC, it's a fantastic opportunity for homeowners or investors alike. Come see the possibilities—this home is well worth your time!

19. 2021-10-20
    historical
20. 2016-01-14
    listed $69,900

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $709 · $59/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 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $15,138
• − Mortgage interest: −$4,341
• − Property taxes: −$709
• − Insurance: −$388
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,255
• Taxable income: $5,024
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $4,780/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: Leake County School District
• NCES district ID: 2802520
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $32,894
• Composite: 13.33/100
• National rank: #9538
• State rank: #102 of 130 in MS

Livability — Redwater

• Score: 56/100
• State rank: #302
• US rank: #22495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,242

Population outlook (Leake County) Hauer SSP2

• Today (2025): 21,382 people
• By 2030: 20,405 · -4.6%
• By 2040: 18,208 · -14.8%
• By 2050: 15,732 · -26.4%
• By 2075: 9,562 · -55.3%
• By 2100: 5,455 · -74.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 47% Black 39% Hispanic / Latino 8% Native American 5% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7%

Political lean MEDSL · Leake

• 2024 margin: Strong R (+23.4) · D 38.0% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.7pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+14.5 2016: R+14.2 2012: R+8.6 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.96%
• Current HPI: 161.5452
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.9% since first listed

6 events — show timeline

• 2026-04-18 Price Changed $77,500 MLSU
• 2026-03-18 Price Changed $89,000 MLSU
• 2025-11-24 Price Changed $97,500 MLSU
• 2025-10-31 Listed $110,000 MLSU
• 2021-10-20 Listing Removed — MLSU
• 2016-01-14 Listed $69,900 MLSU

Property tax history

+17.7%/yr

Latest (2025): $709 · +2.9% YoY. Source: county tax records.