44373 Elmer Magee Rd · Tylertown, MS 70438

$120,000

3 bd · 2.0 ba · 900 sqft · SingleFamily · 127 Days on market

Built 1996 1.00 ac lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING AND INVITING, THIS CUTE COTTAGE SITS ON ALMOST AN ACRE OF LAND, OFFERING BOTH SPACE AND PRIVACY WITH A FULLY FENCED YARD PERFECT FOR PETS, PLAY, OR GARDENING. THE PROPERTY FEATURES A CONVENIENT STORAGE SHED FOR TOOLS AND OUTDOOR EQUIPMENT, WHILE THE WELCOMING FRONT PORCH AND ADDITIONAL SIDE PORCH PROVIDE THE IDEAL SPOTS TO RELAX, SIP MORNING COFFEE, OR ENJOY PEACEFUL EVENINGS OUTDOORS. WITH ITS COZY CHARACTER, GENEROUS LOT SIZE, AND FUNCTIONAL OUTDOOR AMENITIES, THIS HOME BLENDS COMFORT AND CHARM WITH ROOM TO GROW, ENTERTAIN, AND TRULY MAKE IT YOUR OWN.

Key facts

• Front porch
• Storage shed
• Side porch

Tags

• FULLY FENCED YARD
• STORAGE SHED
• FRONT PORCH
• SIDE PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -16% 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y ago; this cycle's ask is 8176% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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: 1.13% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 7.4

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,737
• Equity at exit: $17,892

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $28,689
• Equity at exit: $10,375

Cash invested: $33,600 (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 70438

• Home prices YoY: -14.2%
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $333

Break-even live

Break-even rent $935

Max offer price $120,000

Occupancy floor 70%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $120,000 Active 127 DOM
2. 2026-06-17
   days on market $120,000 Active 126 DOM
3. 2026-06-16
   days on market $120,000 Active 125 DOM
4. 2026-06-15
   days on market $120,000 Active 124 DOM
5. 2026-06-13
   days on market $120,000 Active 122 DOM
6. 2026-06-10
   days on market $120,000 Active 119 DOM
7. 2026-06-09
   days on market $120,000 Active 118 DOM
8. 2026-06-08
   days on market $120,000 Active 117 DOM
9. 2026-06-07
   days on market $120,000 Active 116 DOM
10. 2026-06-03
    days on market $120,000 Active 112 DOM
11. 2026-06-02
    days on market $120,000 Active 111 DOM
12. 2026-06-01
    days on market $120,000 Active 110 DOM
13. 2026-05-31
    days on market $120,000 Active 109 DOM
14. 2026-04-07
    historical $1,300
15. 2026-04-01
    price $120,000 568-char remark

    Show marketing remark (568 chars)

    Charming and inviting, this cute cottage sits on almost an acre of land, offering both space and privacy with a fully fenced yard perfect for pets, play, or gardening. The property features a convenient storage shed for tools and outdoor equipment, while the welcoming front porch and additional side porch provide the ideal spots to relax, sip morning coffee, or enjoy peaceful evenings outdoors. With its cozy character, generous lot size, and functional outdoor amenities, this home blends comfort and charm with room to grow, entertain, and truly make it your own.

16. 2026-04-01
    price $120,000 568-char remark

    Show marketing remark (568 chars)

    Charming and inviting, this cute cottage sits on almost an acre of land, offering both space and privacy with a fully fenced yard perfect for pets, play, or gardening. The property features a convenient storage shed for tools and outdoor equipment, while the welcoming front porch and additional side porch provide the ideal spots to relax, sip morning coffee, or enjoy peaceful evenings outdoors. With its cozy character, generous lot size, and functional outdoor amenities, this home blends comfort and charm with room to grow, entertain, and truly make it your own.

17. 2026-03-14
    price $1,300
18. 2026-03-13
    price $130,000 568-char remark

    Show marketing remark (568 chars)

    Charming and inviting, this cute cottage sits on almost an acre of land, offering both space and privacy with a fully fenced yard perfect for pets, play, or gardening. The property features a convenient storage shed for tools and outdoor equipment, while the welcoming front porch and additional side porch provide the ideal spots to relax, sip morning coffee, or enjoy peaceful evenings outdoors. With its cozy character, generous lot size, and functional outdoor amenities, this home blends comfort and charm with room to grow, entertain, and truly make it your own.

19. 2026-03-13
    price $130,000 568-char remark

    Show marketing remark (568 chars)

    Charming and inviting, this cute cottage sits on almost an acre of land, offering both space and privacy with a fully fenced yard perfect for pets, play, or gardening. The property features a convenient storage shed for tools and outdoor equipment, while the welcoming front porch and additional side porch provide the ideal spots to relax, sip morning coffee, or enjoy peaceful evenings outdoors. With its cozy character, generous lot size, and functional outdoor amenities, this home blends comfort and charm with room to grow, entertain, and truly make it your own.

20. 2026-03-03
    listed $1,450
21. 2026-03-02
    price $135,000 568-char remark

    Show marketing remark (568 chars)

    Charming and inviting, this cute cottage sits on almost an acre of land, offering both space and privacy with a fully fenced yard perfect for pets, play, or gardening. The property features a convenient storage shed for tools and outdoor equipment, while the welcoming front porch and additional side porch provide the ideal spots to relax, sip morning coffee, or enjoy peaceful evenings outdoors. With its cozy character, generous lot size, and functional outdoor amenities, this home blends comfort and charm with room to grow, entertain, and truly make it your own.

22. 2026-03-02
    price $135,000 568-char remark

    Show marketing remark (568 chars)

    Charming and inviting, this cute cottage sits on almost an acre of land, offering both space and privacy with a fully fenced yard perfect for pets, play, or gardening. The property features a convenient storage shed for tools and outdoor equipment, while the welcoming front porch and additional side porch provide the ideal spots to relax, sip morning coffee, or enjoy peaceful evenings outdoors. With its cozy character, generous lot size, and functional outdoor amenities, this home blends comfort and charm with room to grow, entertain, and truly make it your own.

23. 2026-02-11
    listed $140,000 Active 568-char remark

    Show marketing remark (568 chars)

    Charming and inviting, this cute cottage sits on almost an acre of land, offering both space and privacy with a fully fenced yard perfect for pets, play, or gardening. The property features a convenient storage shed for tools and outdoor equipment, while the welcoming front porch and additional side porch provide the ideal spots to relax, sip morning coffee, or enjoy peaceful evenings outdoors. With its cozy character, generous lot size, and functional outdoor amenities, this home blends comfort and charm with room to grow, entertain, and truly make it your own.

24. 2026-02-11
    listed $140,000 Active 568-char remark

    Show marketing remark (568 chars)

    Charming and inviting, this cute cottage sits on almost an acre of land, offering both space and privacy with a fully fenced yard perfect for pets, play, or gardening. The property features a convenient storage shed for tools and outdoor equipment, while the welcoming front porch and additional side porch provide the ideal spots to relax, sip morning coffee, or enjoy peaceful evenings outdoors. With its cozy character, generous lot size, and functional outdoor amenities, this home blends comfort and charm with room to grow, entertain, and truly make it your own.

25. 2025-09-29
    soldstatus $30,000 Closed
26. 2025-09-12
    historical Active Under Contract
27. 2025-07-26
    price $55,000
28. 2025-07-26
    price $55,000
29. 2025-07-01
    price $63,900
30. 2025-07-01
    price $63,900
31. 2025-05-29
    listed $65,000 Active
32. 2025-05-29
    listed $65,000 Active
33. 2025-05-29
    listed $55,000
34. 2025-02-05
    price $69,000
35. 2025-02-05
    price $69,000
36. 2025-01-24
    price $73,000
37. 2025-01-24
    price $73,000
38. 2025-01-13
    price $77,000
39. 2025-01-13
    price $77,000
40. 2024-12-02
    price $79,000
41. 2024-12-02
    price $79,000
42. 2024-10-03
    price $80,000
43. 2024-09-26
    listed $80,000 Active
44. 2024-09-04
    soldstatus $56,000
45. 2018-12-17
    status Pending
46. 2018-12-14
    soldstatus $70,000
47. 2018-12-13
    soldstatus $70,000 Closed
48. 2018-11-05
    historical Pending Continue to Show
49. 2018-10-10
    price $89,000
50. 2018-08-08
    listed $95,000 Active

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $948 · $79/mo
• Expected delta: +$237/yr (+$20/mo · 33.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $16,279
• − Mortgage interest: −$6,722
• − Property taxes: −$711
• − Insurance: −$600
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$3,491
• Taxable income: $2,150
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,481/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: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

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

• Population (ZIP): 19,935

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Slovak 2% German 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.73%
• Current HPI: 191.4762
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-96.8% since first listed

44 events — show timeline

• 2026-04-07 Rental Removed $1,300 RAAMLS
• 2026-04-01 Price Changed $120,000 AcadianaMLS
• 2026-04-01 Price Changed $120,000 GSREIN
• 2026-03-14 Price Changed $1,300 RAAMLS
• 2026-03-13 Price Changed $130,000 AcadianaMLS
• 2026-03-13 Price Changed $130,000 GSREIN
• 2026-03-03 Listed for Rent $1,450 RAAMLS
• 2026-03-02 Price Changed $135,000 AcadianaMLS
• 2026-03-02 Price Changed $135,000 GSREIN
• 2026-02-11 Listed $140,000 GSREIN
• 2026-02-11 Listed $140,000 AcadianaMLS
• 2025-09-29 Sold (MLS) $30,000 GSREIN
• 2025-09-12 Contingent — GSREIN
• 2025-07-26 Price Changed $55,000 AcadianaMLS
• 2025-07-26 Price Changed $55,000 GSREIN
• 2025-07-01 Price Changed $63,900 AcadianaMLS
• 2025-07-01 Price Changed $63,900 GSREIN
• 2025-05-29 Listed $55,000 AcadianaMLS
• 2025-05-29 Listed $65,000 AcadianaMLS
• 2025-05-29 Listed $65,000 GSREIN
• 2025-02-05 Price Changed $69,000 AcadianaMLS
• 2025-02-05 Price Changed $69,000 GSREIN
• 2025-01-24 Price Changed $73,000 AcadianaMLS
• 2025-01-24 Price Changed $73,000 GSREIN
• 2025-01-13 Price Changed $77,000 AcadianaMLS
• 2025-01-13 Price Changed $77,000 GSREIN
• 2024-12-02 Price Changed $79,000 AcadianaMLS
• 2024-12-02 Price Changed $79,000 GSREIN
• 2024-10-03 Price Changed $80,000 GSREIN
• 2024-09-26 Listed $80,000 AcadianaMLS
• 2024-09-04 Sold (Public Records) $56,000 Public Records
• 2018-12-17 Pending — GSREIN
• 2018-12-14 Sold (Public Records) $70,000 Public Records
• 2018-12-13 Sold (MLS) $70,000 GSREIN
• 2018-11-05 Contingent — GSREIN
• 2018-10-10 Price Changed $89,000 GSREIN
• 2018-08-08 Listed $89,000 AcadianaMLS
• 2018-08-08 Listed $95,000 GSREIN
• 2017-03-14 Sold (MLS) $25,000 GSREIN
• 2017-02-22 Contingent — GSREIN
• 2017-02-09 Listed $25,250 GSREIN
• 2017-02-08 Listed $25,250 AcadianaMLS
• 2008-04-24 Sold (Public Records) $93,300 Public Records
• 2005-04-14 Sold (Public Records) $40,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $711 · +0.4% YoY. Source: county tax records.