3594 Belden Pike Pike · Tupelo, MS 38826

$179,900

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 15 Days on market

Built 1958 0.75 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

home in the desirable Belden area! This well-maintained property features ceilings and abundant windows that fill the home with natural light. The updated kitchen offers modern finishes, while both bathrooms have been beautifully renovated. An extra-large primary bedroom, spacious living areas, and a functional layout provide comfort and flexibility for everyday living. Situated on approximately 0.75 acres, including an adjoining lot, the property offers extra space, privacy, and room for outdoor activities. Conveniently located just minutes from Tupelo, the Toyota plant, and I-22.home with additional land in a sought-after location!

Key facts

• Privacy
• Updated kitchen
• Conveniently located

Tags

• UPDATED KITCHEN
• EXTRA SPACE
• PRIVACY
• ROOM FOR OUTDOOR ACTIVITIES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot dimensions approximately 230 x 115 x 151 x 249 (0.75 acre)

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; Residential property
• Construction: Shingle roof; Slab foundation
• Exterior features: Covered patio/porch

Interior

• Kitchen: Range; Dishwasher
• Flooring: Laminate; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Natural gas
• Interior features: Range; Dishwasher; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (6.7% below list).
• Recommended offer: $168k (6.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, amenities D+, employment D+.
• Tupelo Public School District (town): math 46% / reading 42% proficiency, ranked #28 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; solid renter incomes; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $180k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $167,759 (6.7% below list)

Questions for the listing agent

1. Built in 1958 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.93% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 8.9

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-13,089
• Equity at exit: $26,824

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $9,063
• Equity at exit: $15,554

Cash invested: $50,372 (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 38826

• Home prices YoY: -5.7%
• Active inventory: 46
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $253

Break-even live

Break-even rent $1,357

Max offer price $179,900

Occupancy floor 80%

Sensitivity live

Price	-10% $355	-5% $304	+0% $253	+5% $203	+10% $152
Rent	-10% $121	-5% $187	+0% $253	+5% $320	+10% $386
Rate	-1.0pp $344	-0.5pp $299	base $253	+0.5pp $207	+1.0pp $159

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $179,900 Active 15 DOM
2. 2026-06-19
   days on market $179,900 Active 13 DOM
3. 2026-06-18
   days on market $179,900 Active 12 DOM
4. 2026-06-17
   days on market $179,900 Active 11 DOM
5. 2026-06-16
   days on market $179,900 Active 10 DOM
6. 2026-06-15
   days on market $179,900 Active 9 DOM
7. 2026-06-14
   days on market $179,900 Active 7 DOM
8. 2026-06-12
   days on market $179,900 Active 6 DOM
9. 2026-06-09
   days on market $179,900 Active 3 DOM
10. 2026-06-08
    days on market $179,900 Active 2 DOM
11. 2026-06-07
    remarks 641-char remark
12. 2026-06-07
    listed $179,900 Active 1 DOM

ⓘ 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: $642 · $53/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$780/yr (+$65/mo · 121.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $20,131
• − Mortgage interest: −$10,077
• − Property taxes: −$642
• − Insurance: −$900
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$5,233
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $3,027/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: Tupelo Public School District
• NCES district ID: 2804320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $44,002
• Composite: 37.26/100
• National rank: #4456
• State rank: #28 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, MS
• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 5,894
• Household income: $75,862
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 51.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 4% Pacific Islander 4% Two or more races 3% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 94% English-only · Tagalog/Filipino 4% Korean 2%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.53%
• Current HPI: 173.5682
• Rent YoY: —
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+349.8% since first listed

3 events — show timeline

• 2026-06-06 Listed $179,900 NEMSBD
• 2018-09-13 Sold (Public Records) $40,000 Public Records
• 2018-09-13 Sold (Public Records) $40,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $642 · -52.4% YoY. Source: county tax records.