812 Meadowbrook Ln · Tylertown, MS 39667

$99,500

2 bd · 1.0 ba · 1,680 sqft · SingleFamily · 20 Days on market

Fair condition 8,712 sqft lot $59/sqft · 32% below area Est $147k · 32% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice quiet neighborhood within walking distance of downtown, churches, schools and shopping.

Key facts

• Bricked
• Move in ready
• Small subdivision

Tags

• BRICKED
• NEW CENTRAL HEAT AND AIR UNIT
• ADDITIONAL LIVING ROOM
• SMALL SUBDIVISION
• MOVE IN READY

Property features AI

Finance

• Other: Located in General Residence District (zoning); Approximately 0.2 acre lot

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas available and connected; Water available
• Home design: Single-family residence, one story; House; Slab foundation; Brick construction; Composition roof
• Construction: Built with brick exterior; Slab foundation; Composition roof
• Exterior features: Private yard; Shed(s); Corner lot

Interior

• Kitchen: Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Fireplace (see remarks); Dishwasher

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.1% in Tylertown — 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 69/100 on livability (#46 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Walthall County School District (rural): math 22% / reading 23% proficiency, ranked #86 of 130 in MS (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 90 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Walthall County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; 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 $98,007 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $146,813
• List price: $99,500
• Delta: -32.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Magee Drive Dr	0.55mi	3/3.0 (+1)	1,878 (+12%)	6mo	$269,000	$143	37

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-5,800
• Equity at exit: $14,836

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $8,508
• Equity at exit: $8,603

Cash invested: $27,860 (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 39667

• Home prices YoY: -18.4%
• Active inventory: 90
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $161

Break-even live

Break-even rent $1,029

Max offer price $99,500

Occupancy floor 82%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   days on market $99,500 Active 20 DOM
2. 2026-06-02
   days on market $99,500 Active 19 DOM
3. 2026-06-01
   days on market $99,500 Active 18 DOM
4. 2026-05-31
   days on market $99,500 Active 17 DOM
5. 2026-05-14
   listed $99,500 Active 421-char remark
6. 2013-12-04
   soldstatus 92-char remark

   Show marketing remark (92 chars)

   Nice quiet neighborhood within walking distance of downtown, churches, schools and shopping.

7. 2013-07-15
   listed $79,500 92-char remark

   Show marketing remark (92 chars)

   Nice quiet neighborhood within walking distance of downtown, churches, schools and shopping.

8. 2012-09-22
   historical
9. 2011-09-22
   listed $89,500

ⓘ 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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $14,786
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$2,000
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,895
• Taxable income: $460
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $1,817/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, primarily in the kitchen and bathrooms. Updating these areas would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen flooring — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition
• Major bathroom flooring — dated and in poor condition
• Major living room carpet — dated and in poor condition

Value-add opportunities

• Resale update kitchen cabinets and flooring — modernizing the kitchen would attract more buyers
• Resale update bathroom fixtures and flooring — modernizing the bathroom would attract more buyers
• Both paint interior walls — improves the home's appearance and can be done on a budget
• Both trim and paint exterior — improves the home's curb appeal and can be done on a budget
• Both replace carpet in living areas — modernizing the living areas would improve the home's appearance and can be done on a budget

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen flooring · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
bathroom flooring · dated and in poor condition	Major	$15,000–50,000
living room carpet · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale update kitchen cabinets and flooring — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom fixtures and flooring — modernizing the bathroom would attract more buyers ↑
• Both paint interior walls — improves the home's appearance and can be done on a budget ↑
• Both trim and paint exterior — improves the home's curb appeal and can be done on a budget ↑
• Both replace carpet in living areas — modernizing the living areas would improve the home's appearance and can be done on a budget ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Walthall County School District
• NCES district ID: 2804440
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $31,939
• Composite: 18.26/100
• National rank: #8959
• State rank: #86 of 130 in MS

Livability — Tylertown

• Score: 69/100
• State rank: #46
• US rank: #8187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tylertown, MS
• Population (ZIP): 10,138

Population outlook (Walthall County) Hauer SSP2

• Today (2025): 13,180 people
• By 2030: 12,361 · -6.2%
• By 2040: 10,728 · -18.6%
• By 2050: 9,233 · -29.9%
• By 2075: 6,445 · -51.1%
• By 2100: 4,955 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 43% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Walthall

• 2024 margin: Strong R (+26.9) · D 36.1% · R 63.0%
• 2008→2024 swing: -16.7pp toward R · 2008: -10.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.4 2016: R+15.2 2012: R+8.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.26%
• Current HPI: 147.5232
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+11.2% since first listed

6 events — show timeline

• 2026-06-03 Listing Removed — MLSU
• 2026-05-14 Listed $99,500 MLSU
• 2013-12-04 Sold (MLS) — MLSU
• 2013-07-15 Listed $79,500 MLSU
• 2012-09-22 Listing Removed — MLSU
• 2011-09-22 Listed $89,500 MLSU