261 Holmes St · Liberty, MS 39645

$27,500

2 bd · 1.0 ba · 2,312 sqft · SingleFamily · 23 Days on market

Poor condition 0.84 ac lot $12/sqft · 80% below area

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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 +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0

Listing remarks

Large lot almost an acre in the city of Liberty. Shell of a house that needs total renovation. Home is not livable in current state.

Key facts

• 0.84 acre lot
• Listed 23 days

Property features AI

Exterior

• Utilities: Water source: Other; Sewer: Unknown; Utilities: Other
• Home design: Single family residence (house); One story
• Construction: Wood siding; Pillar/post/pier foundation; Metal roof; Fixer condition; Approximate building area 2,312 (source: assessor)
• Exterior features: City lot; Lot dimensions approximately 330 x 112

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No central cooling
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#176 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Amite County School District (rural): math 21% / reading 17% proficiency, ranked #95 of 130 in MS (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $587 of equity ($190 loan paydown + $397 appreciation (1.4% local appreciation)).
• Amite County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,087 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.81% ✓
• Cap rate: 34.14%
• Cash-on-cash: 99.44%
• DSCR: 5.42
• GRM: 2.2

CMA / ARV

• ARV (median comp): $140,747
• List price: $27,500
• Delta: -80.46%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
458 N Old Jackson Rd	0.33mi	3/2.5 (+1)	2,144 (-7%)	9mo	$89,000	$42	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.43×
• Total profit: $41,773
• Equity at exit: $10,030

10-year hold

• IRR: —
• Equity multiple: 13.30×
• Total profit: $94,690
• Equity at exit: $13,840

Cash invested: $7,700 (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 39645

• Home prices YoY: 1.3%
• Active inventory: 34
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $638

Break-even live

Break-even rent $241

Max offer price $27,500

Occupancy floor 34%

Sensitivity live

Price	-10% $657	-5% $648	+0% $638	+5% $629	+10% $619
Rent	-10% $555	-5% $597	+0% $638	+5% $679	+10% $721
Rate	-1.0pp $652	-0.5pp $645	base $638	+0.5pp $631	+1.0pp $624

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-27
   listed $27,500 Active 132-char remark

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 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: $12,579
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$800
• Taxable income: $7,676
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $5,815/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 · 13 photos

Poor 20/100 Gut rehab

This property requires extensive renovation, including structural repairs, kitchen and bathroom renovations, and roof replacement. Immediate safety and value improvements can be made by addressing the overgrown vegetation and removing debris.

Repairs flagged

• Major Exposed brick — Structural damage
• Major Missing cabinets — No kitchen functionality
• Major Missing fixtures — No bathroom functionality
• Major Overgrown vegetation — Safety hazard

Value-add opportunities

• Both Landscaping and vegetation removal — Improves curb appeal and safety
• Both Kitchen and bathroom renovations — Restores functionality and value
• Both Roof replacement — Essential for safety and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed brick · Structural damage	Major	$15,000–50,000
Missing cabinets · No kitchen functionality	Major	$15,000–50,000
Missing fixtures · No bathroom functionality	Major	$15,000–50,000
Overgrown vegetation · Safety hazard	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and vegetation removal — Improves curb appeal and safety ↑
• Both Kitchen and bathroom renovations — Restores functionality and value ↑
• Both Roof replacement — Essential for safety and value ↑

ⓘ 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: Amite County School District
• NCES district ID: 2800420
• Math proficiency: 21% ▲ 7.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $30,275
• Composite: 15.22/100
• National rank: #9340
• State rank: #95 of 130 in MS

Livability — Liberty

• Score: 62/100
• State rank: #176
• US rank: #16800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, MS
• Population (ZIP): 3,744

Population outlook (Amite County) Hauer SSP2

• Today (2025): 11,300 people
• By 2030: 10,527 · -6.8%
• By 2040: 8,881 · -21.4%
• By 2050: 7,326 · -35.2%
• By 2075: 4,691 · -58.5%
• By 2100: 3,035 · -73.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 40% Two or more races 2%
• Common ancestry: Lithuanian 5% Serbian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Amite

• 2024 margin: Solid R (+32.8) · D 33.0% · R 65.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -11.7pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+26.1 2016: R+22.7 2012: R+15.3 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 112.0501
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-20 Pending — MLSU
• 2026-04-27 Listed $27,500 MLSU