75 Terrys Chapel Rd · Foxworth, MS 39483

$132,900

4 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 50 Days on market

Built 1960 0.49 ac lot

---

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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.0/5.0
• 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

Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

Key facts

• Detached carport
• Screened-in porch
• Large kitchen

Tags

• SEPARATE GUEST HOUSE
• TWO GENEROUS LIVING AREAS
• LARGE KITCHEN
• DETACHED CARPORT
• SCREENED-IN PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#246 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Marion County School District (rural): math 37% / reading 29% proficiency, ranked #62 of 130 in MS (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $919 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marion County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y 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

• Climate carrying-cost: 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 $128,913 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,272
• Equity at exit: $19,816

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $22,891
• Equity at exit: $11,491

Cash invested: $37,212 (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 39483

• Home prices YoY: -17.5%
• Active inventory: 27
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$697
• Tax est. 1.5%: −$166 /mo · $1,994/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $302

Break-even live

Break-even rent $1,163

Max offer price $132,900

Occupancy floor 75%

Sensitivity live

Price	-10% $394	-5% $348	+0% $302	+5% $256	+10% $210
Rent	-10% $180	-5% $241	+0% $302	+5% $363	+10% $424
Rate	-1.0pp $369	-0.5pp $336	base $302	+0.5pp $268	+1.0pp $233

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-02
   status $132,900 Pending 50 DOM
2. 2026-06-01
   days on market $132,900 Active 50 DOM
3. 2026-05-31
   days on market $132,900 Active 49 DOM
4. 2026-05-09
   status Active 1058-char remark

   Show marketing remark (1046 chars)

   Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

5. 2026-05-09
   status Active 1046-char remark

   Show marketing remark (1046 chars)

   Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

6. 2026-05-08
   status Pending 1058-char remark

   Show marketing remark (1058 chars)

   Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

7. 2026-05-06
   status Pending 1046-char remark

   Show marketing remark (1046 chars)

   Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

8. 2026-04-22
   status Active 1058-char remark

   Show marketing remark (1046 chars)

   Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

9. 2026-04-22
   status Active 1046-char remark

   Show marketing remark (1046 chars)

   Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

10. 2026-04-21
    status Pending 1046-char remark

    Show marketing remark (1058 chars)

    Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

11. 2026-04-21
    status Pending 1058-char remark

    Show marketing remark (1058 chars)

    Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

12. 2026-04-09
    listed $132,900 Active 1046-char remark

    Show marketing remark (1058 chars)

    Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

13. 2026-04-09
    listed $132,900 Active 1058-char remark

    Show marketing remark (1058 chars)

    Unique 2-for-1 opportunity in the West Marion School District! This property features a spacious 4-bedroom, 2-bath main home along with a separate 1-bedroom, 1-bath guest house--perfect for a large or extended family, multi-generational living, or adding to your investment portfolio. The main home offers two generous living areas, providing flexibility for relaxing, entertaining, or creating dedicated spaces to fit your needs. A large kitchen serves as the heart of the home with plenty of room for cooking and gathering. Situated on approximately 0.5 acres, the property also includes a small fenced area ideal for pets. Recent updates include new carpet, updated flooring, and window dressings that will remain. The home is equipped with space heaters and window units for comfort. Additional features include a detached carport and a screened-in porch, perfect for enjoying the outdoors year-round. With two separate living spaces on one property, this versatile setup offers endless possibilities--don't miss your chance to make it yours!

14. 2026-03-04
    price $132,900
15. 2026-02-23
    price $132,975
16. 2025-12-26
    price $135,000
17. 2025-12-11
    price $143,900
18. 2025-11-25
    listed $145,000 Active
19. 2025-02-17
    listed $159,900 Active
20. 2021-12-01
    listed $120,000

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $18,540
• − Mortgage interest: −$7,444
• − Property taxes: −$1,994
• − Insurance: −$664
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,866
• Taxable income: $1,605
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $3,240/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: Marion County School District
• NCES district ID: 2802820
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,866
• Composite: 26.9/100
• National rank: #7089
• State rank: #62 of 130 in MS

Livability — Foxworth

• Score: 59/100
• State rank: #246
• US rank: #20172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foxworth, MS
• Population (ZIP): 5,003

Population outlook (Marion County) Hauer SSP2

• Today (2025): 22,813 people
• By 2030: 21,301 · -6.6%
• By 2040: 18,176 · -20.3%
• By 2050: 15,215 · -33.3%
• By 2075: 9,388 · -58.8%
• By 2100: 5,335 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 22% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.6) · D 28.7% · R 70.4%
• 2008→2024 swing: -10.2pp toward R · 2008: -31.4pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+36.8 2016: R+36.0 2012: R+29.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.09%
• Current HPI: 146.6775
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.8% since first listed

17 events — show timeline

• 2026-05-09 Relisted — MLSU
• 2026-05-09 Relisted — HAAR
• 2026-05-08 Pending — MLSU
• 2026-05-06 Pending — HAAR
• 2026-04-22 Relisted — MLSU
• 2026-04-22 Relisted — HAAR
• 2026-04-21 Pending — HAAR
• 2026-04-21 Pending — MLSU
• 2026-04-09 Listed $132,900 HAAR
• 2026-04-09 Listed $132,900 MLSU
• 2026-03-04 Price Changed $132,900 HAAR
• 2026-02-23 Price Changed $132,975 HAAR
• 2025-12-26 Price Changed $135,000 HAAR
• 2025-12-11 Price Changed $143,900 HAAR
• 2025-11-25 Listed $145,000 HAAR
• 2025-02-17 Listed $159,900 HAAR
• 2021-12-01 Listed $120,000 HAAR