124 Cliff Mitchell Rd · Nicholson, MS 39466

$80,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 5 Days on market

Built 1966 0.27 ac lot $76/sqft · 103% above area ↓ 32% since listing

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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
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential in Picayune, MS in need of some repairs and work. 3 Bedrooms 1 Baths. Being sold as is where is. Property is owned by the US Dept. of HUD. Case # 281-357147. FHA Insurable w/ escrow. "IE, Subject to Appraisal" Seller makes no representations or warranties as to property condition. Buyer is responsible for connecting utilities at their expense. Managed by www. olympusams-at.com. Visit Hudhomestore. gov for availability and placing bids. Exclusive bidding periods are open to Owner Occupants, Nonprofits and Gov't Agencies only.

Key facts

• 0.27 acre lot
• 3 parking spots
• Listed 4 days

Property features AI

Finance

• Other: Living area listed as approximately 1,050 (source: Estimated); Lot size approximately 0.27 acres

Exterior

• Parking: Carport (1 carport space); Total parking for 3 vehicles
• Utilities: Water source described as 'See Remarks'; Sewer: Unknown; Utilities described as 'See Remarks'
• Home design: Single family residence (house); One level
• Construction: Brick veneer construction; Slab foundation; Asphalt shingle roof; Property condition: Fixer
• Exterior features: Partial fencing; Storage structure on the property; City lot

Interior

• Kitchen: Kitchen on the main level (approx. 12 x 10.5); Appliances listed as 'See Remarks'
• Bedrooms: Three bedrooms on the main level (sizes approx. 10.8 x 10.1; 14.5 x 11.5; 12.2 x 9.7)
• Flooring: Flooring described as 'See Remarks'
• Bathrooms: One full bathroom
• Heating & cooling: Central electric heating; Central electric cooling (Central Air)
• Interior features: 6 total rooms; Interior details noted as 'See Remarks' (specific features not provided)
• Laundry & utility: Laundry features listed as 'See Remarks'

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 58/100 on livability (#260 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Picayune School District (town): math 31% / reading 34% proficiency, ranked #60 of 130 in MS (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 344 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: severe wind risk, 99% 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 $80,000

Questions for the listing agent

1. Built in 1966 — 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. 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?
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: 1.59% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.69%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (median comp): $39,487
• List price: $80,000
• Delta: 102.60%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.3%
• Equity multiple: 1.78×
• Total profit: $17,575
• Equity at exit: $11,928

10-year hold

• IRR: 27.6%
• Equity multiple: 3.44×
• Total profit: $54,629
• Equity at exit: $6,917

Cash invested: $22,400 (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 39466

• Home prices YoY: -26.3%
• Active inventory: 344
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $479

Break-even live

Break-even rent $662

Max offer price $80,000

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 5 DOM
2. 2026-06-17
   days on market $80,000 Active 4 DOM
3. 2026-06-16
   days on market $80,000 Active 3 DOM
4. 2026-06-15
   days on market $80,000 Active 2 DOM
5. 2026-06-14
   remarks 546-char remark

   Show marketing remark (556 chars)

   Great potential in Picayune, MS in need of some repairs and work. 3 Bedrooms 1 Baths. Being sold as is where is. Property is owned by the US Dept. of HUD. Case # 281-357147. FHA Insurable w/ escrow. "IE, Subject to Appraisal" Seller makes no representations or warranties as to property condition. Buyer is responsible for connecting utilities at their expense. Managed by www. olympusams-at.com. Visit Hudhomestore. gov for availability and placing bids. Exclusive bidding periods are open to Owner Occupants, Nonprofits and Gov't Agencies only.

6. 2026-06-14
   days on marketlisting id $80,000 Active 1 DOM

   Show marketing remark (556 chars)

   Great potential in Picayune, MS in need of some repairs and work. 3 Bedrooms 1 Baths. Being sold as is where is. Property is owned by the US Dept. of HUD. Case # 281-357147. FHA Insurable w/ escrow. "IE, Subject to Appraisal" Seller makes no representations or warranties as to property condition. Buyer is responsible for connecting utilities at their expense. Managed by www. olympusams-at.com. Visit Hudhomestore. gov for availability and placing bids. Exclusive bidding periods are open to Owner Occupants, Nonprofits and Gov't Agencies only.

7. 2026-06-08
   days on market $80,000 Active 81 DOM
8. 2026-06-07
   days on market $80,000 Active 80 DOM
9. 2026-06-07
   pricedays on market $80,000 Active 79 DOM
10. 2026-06-04
    days on market $106,200 Active 76 DOM
11. 2026-06-03
    days on market $106,200 Active 75 DOM
12. 2026-06-01
    days on market $106,200 Active 74 DOM
13. 2026-05-31
    days on market $106,200 Active 73 DOM
14. 2026-05-05
    price $106,200 207-char remark
15. 2026-03-19
    listed $118,000 Active 207-char remark

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $843 · $70/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 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $15,229
• − Mortgage interest: −$4,481
• − Property taxes: −$843
• − Insurance: −$400
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,327
• Taxable income: $4,741
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $4,616/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: Picayune School District
• NCES district ID: 2803630
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $38,446
• Composite: 27.17/100
• National rank: #7025
• State rank: #60 of 130 in MS

Livability — Nicholson

• Score: 58/100
• State rank: #260
• US rank: #20802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nicholson, MS
• Population (ZIP): 28,292

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 (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 9% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -69.32%
• Current HPI: 194.6541
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-32.2% since first listed

6 events — show timeline

• 2026-06-14 Listed $80,000 PRCBOR
• 2026-06-13 Listed $80,000 MLSU
• 2026-06-08 Listing Removed — MLSU
• 2026-06-05 Price Changed $80,000 MLSU
• 2026-05-05 Price Changed $106,200 MLSU
• 2026-03-19 Listed $118,000 MLSU

Property tax history

+8.9%/yr

Latest (2025): $843 · -2.3% YoY. Source: county tax records.