None · Charleston, MS 38920

$75,000

4 bd · 1.0 ba · 1,322 sqft · SingleFamily · 681 Days on market

Built 1967

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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
• Appreciation +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks

Check out this fixer upper in Tallahatchie County right off of HWY 35S half way between Charleston and Holcomb. This property has great potential to be a nice family home or rental property with a little elbow grease. Home being sold as is. Give me a call for more info and a private showing.

Key facts

• Built 1967
• Listed 680 days

Tags

• GREAT POTENTIAL FAMILY HOME

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-story residential property; No subdivision specified
• Construction: Brick construction; Slab foundation
• Exterior features: Composition roof

Interior

• Kitchen: Electric range; Oven; Refrigerator; Dishwasher not listed
• Flooring: Ceramic tile; Vinyl
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Electric range; Oven; Refrigerator; Dryer
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#165 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety D+, schools F, amenities F.
• East Tallahatchie Consol School District (town): math 6% / reading 6% proficiency, ranked #127 of 130 in MS (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Tallahatchie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $356 of equity ($519 loan paydown + $-163 appreciation (-0.2% local appreciation)).
• Tallahatchie County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 681 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 681 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.74%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.17×
• Total profit: $24,633
• Equity at exit: $20,968

10-year hold

• IRR: 28.7%
• Equity multiple: 4.14×
• Total profit: $66,013
• Equity at exit: $24,568

Cash invested: $21,000 (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 38920

• Home prices YoY: -0.3%
• Active inventory: 3
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $433

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 681 DOM
2. 2026-06-17
   days on market $75,000 Active 680 DOM
3. 2026-06-16
   days on market $75,000 Active 679 DOM
4. 2026-06-15
   days on market $75,000 Active 678 DOM
5. 2026-06-13
   days on market $75,000 Active 676 DOM
6. 2026-06-12
   days on market $75,000 Active 675 DOM
7. 2026-06-09
   days on market $75,000 Active 672 DOM
8. 2026-06-08
   days on market $75,000 Active 671 DOM
9. 2026-06-07
   days on market $75,000 Active 670 DOM
10. 2026-06-05
    days on market $75,000 Active 668 DOM
11. 2026-06-04
    days on market $75,000 Active 666 DOM
12. 2026-06-02
    days on market $75,000 Active 665 DOM
13. 2026-06-01
    days on market $75,000 Active 664 DOM
14. 2026-05-31
    days on market $75,000 Active 663 DOM
15. 2024-10-16
    historical
16. 2024-08-06
    listed $75,000 Active
17. 2024-08-06
    listed $75,000 Active

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,448
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,182
• Taxable income: $4,254
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $4,174/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: East Tallahatchie Consol School District
• NCES district ID: 2801410
• Math proficiency: 6% ▼ -14.00%
• Reading proficiency: 6% ▼ -12.00%
• Median HH income: $30,874
• Composite: 4.48/100
• National rank: #10053
• State rank: #127 of 130 in MS

Livability — Charleston

• Score: 63/100
• State rank: #165
• US rank: #15983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 528

Population outlook (Tallahatchie County) Hauer SSP2

• Today (2025): 13,680 people
• By 2030: 13,261 · -3.1%
• By 2040: 12,205 · -10.8%
• By 2050: 11,028 · -19.4%
• By 2075: 8,367 · -38.8%
• By 2100: 6,277 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 52% Black 37% Two or more races 11%
• Common ancestry: Serbian 7%

Political lean MEDSL · Tallahatchie

• 2024 margin: Lean D (+5.9) · D 52.5% · R 46.5%
• 2008→2024 swing: -13.1pp toward R · 2008: 19.0pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.8 2016: D+14.9 2012: D+21.3 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.22%
• Current HPI: 61.197
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2024-10-16 Listing Removed — MLSU
• 2024-08-06 Listed $75,000 GBOR
• 2024-08-06 Listed $75,000 MLSU