124 Tedford St · Tupelo, MS 38801

$89,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 17 Days on market

Built 1960 6,534 sqft lot Est $123k · 27% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Refrigerator, stove, dishwasher, and washer/dryer remain. Floored attic, triple pane (Thermogard) windows. Central H/A less than 10 years old. Home sold ''As-Is''. Please turn off lights and leave thermostat @ current setting. Taxes estimated with homestead $486.37. AHS Warranty provided. All info subject to verification.

Key facts

• Shaded lot
• Laundry room
• Large backyard

Tags

• BRICK AND SIDING HOME
• SHADED LOT
• EAT-IN KITCHEN
• LAUNDRY ROOM
• COVERED BACK PATIO
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Annual tax approximately $928.65

Exterior

• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Asphalt roof; Lot dimensions 51 x 131; Approximately 0.15 acre lot

Interior

• Kitchen: Range, Dishwasher, Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Range, Dishwasher, Refrigerator; Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

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: Rents rising fast (+7.3%/yr); 236 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $34k; list at $90k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.23% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $123,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 S Highland Dr	0.24mi	2/1.0	1,036 (+5%)	11mo	$135,000	$130	71
1513 Reed St	0.21mi	3/1.0 (+1)	1,066 (+8%)	15mo	$133,000	$125	59
420 Lakeview Dr	0.49mi	2/1.0	988 (+0%)	21mo	$70,000	$71	59
500 Augusta St	0.46mi	3/1.0 (+1)	1,086 (+10%)	13mo	$139,000	$128	46
625 Maynard St	0.65mi	3/1.0 (+1)	875 (-11%)	24mo	$100,000	$114	26

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

Projected returns pro-forma

-3.0% appreciation · 7.3% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.34×
• Total profit: $8,559
• Equity at exit: $13,404

10-year hold

• IRR: 20.8%
• Equity multiple: 3.12×
• Total profit: $53,249
• Equity at exit: $7,773

Cash invested: $25,172 (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 38801

• Home prices YoY: -20.7%
• Rents YoY: 7.3%
• Active inventory: 236
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $284

Break-even live

Break-even rent $750

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $335	-5% $310	+0% $284	+5% $259	+10% $234
Rent	-10% $197	-5% $241	+0% $284	+5% $328	+10% $372
Rate	-1.0pp $330	-0.5pp $307	base $284	+0.5pp $261	+1.0pp $237

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Lumpkin Ave Tupelo, MS	3.0	2.0	900	$1,200	$1.33	45d	2	0.50mi
405 Lumpkin Ave Tupelo, MS	1.0	1.0	800	$695	$0.87	45d	2	0.53mi
328 N Madison St Apt 1 Tupelo, MS	2.0	2.0	850	$1,300	$1.53	45d	1	1.31mi
151 S Green St Unit 4 Tupelo, MS	2.0	1.0	950	$1,235	$1.30	45d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   status $89,900 Pending 17 DOM
2. 2026-06-18
   days on market $89,900 Active 17 DOM
3. 2026-06-17
   days on market $89,900 Active 16 DOM
4. 2026-06-16
   days on market $89,900 Active 15 DOM
5. 2026-06-15
   days on market $89,900 Active 14 DOM
6. 2026-06-14
   days on market $89,900 Active 12 DOM
7. 2026-06-12
   days on market $89,900 Active 11 DOM
8. 2026-06-09
   days on market $89,900 Active 8 DOM
9. 2026-06-08
   days on market $89,900 Active 7 DOM
10. 2026-06-07
    days on market $89,900 Active 6 DOM
11. 2026-06-05
    days on market $89,900 Active 3 DOM
12. 2026-06-03
    days on market $89,900 Active 2 DOM
13. 2026-06-02
    remarks 214-char remark
14. 2026-06-02
    listed $89,900 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: $1,003 · $84/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 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: $13,321
• − Mortgage interest: −$5,036
• − Property taxes: −$1,003
• − Insurance: −$450
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,615
• Taxable income: $2,086
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,913/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): 29,858
• Household income: $62,946
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 890.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -45.12%
• Current HPI: 173.1355
• Rent YoY: ▲ 7.30%
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+106.7% since first listed

5 events — show timeline

• 2026-06-01 Listed $89,900 NEMSBD
• 2020-02-20 Sold (Public Records) $34,000 Public Records
• 2014-05-19 Sold (Public Records) $34,000 Public Records
• 2014-05-19 Sold (MLS) — NEMSBD
• 2014-03-11 Listed $43,500 NEMSBD

Property tax history

+2.6%/yr

Latest (2020): $1,003 · +6.6% YoY. Source: county tax records.