1052 Seminary-sumrall Rd · Sumrall, MS 39479

$105,000

4 bd · 2.0 ba · 1,748 sqft · SingleFamily · 2 Days on market

Built 2008 Fair condition

---

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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell and loaded with potential! Calling all investors, 1st time home buyers, or a family looking to expand. Welcome to this 4-bedroom, 2-full-bath country home sitting on a 1-acre lot. Located in the Seminary School District. This home features a kitchen with plenty of storage to stay stocked on essentials while keeping the counters clutter free. You'll love the large bedrooms, walk-in closets and home office space also. Property is being sold ''as is '', but all it needs is someone with a head full of ideas & a heart filled with tlc, to make it a home!

Key facts

• Walk-in closets
• Home office space
• 1 acre lot

Tags

• 1 ACRE LOT
• KITCHEN WITH PLENTY OF STORAGE
• WALK-IN CLOSETS
• HOME OFFICE SPACE

Property features AI

Exterior

• Parking: Driveway; No garage
• Utilities: Septic tank
• Home design: Single-family residence; One level; Raised foundation
• Construction: Masonite construction
• Exterior features: Covered front and side porches; French doors; Privacy backyard fencing

Interior

• Flooring: Vinyl flooring; Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Window unit cooling
• Interior features: Ceiling fans; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.0% vs local median 2.9% in Sumrall — 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 79/100 on livability (#7 in MS, #2,313 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Covington County School District (rural): math 26% / reading 28% proficiency, ranked #78 of 130 in MS (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Seminary Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 427 students, 100% FRL); Seminary Middle School (math 26% / reading 29%, grade F, #97 of 179 statewide, top 54%, 383 students, 100% FRL); Seminary High School (math 32% / reading 27%, grade F, #91 of 197 statewide, top 49%, 388 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 27% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Covington County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Covington County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 98% chance of damaging wind over 30y; moderate 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 $105,000

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.2

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,725
• Equity at exit: $15,656

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $18,237
• Equity at exit: $9,078

Cash invested: $29,400 (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 39479

• Home prices YoY: -23.8%
• Active inventory: 34
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $240

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 75%

Sensitivity live

Price	-10% $312	-5% $276	+0% $240	+5% $203	+10% $167
Rent	-10% $143	-5% $192	+0% $240	+5% $288	+10% $336
Rate	-1.0pp $293	-0.5pp $266	base $240	+0.5pp $213	+1.0pp $185

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-05
   statusdays on market $105,000 Pending 2 DOM
2. 2026-06-03
   remarks 571-char remark
3. 2026-06-03
   listed $105,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,664
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,055
• Taxable income: $1,282
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,570/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

Fair 45/100 Cosmetic rehab

This 4-bedroom, 2-bath home on a 1-acre lot is in fair condition with cosmetic repairs needed. Painting and landscaping can significantly increase its value.

Repairs flagged

• Minor Paint — The paint appears to be in good condition, with no visible signs of peeling or chipping.
• Minor Landscaping — The landscaping is simple, with grass and a few trees. There is room for improvement.

Value-add opportunities

• Resale Paint the interior and exterior — Painting the interior and exterior can make the home look more appealing and increase its value.
• Both Landscaping — Landscaping can improve the curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · The paint appears to be in good condition, with no visible signs of peeling or chipping.	Minor	$500–3,000
Landscaping · The landscaping is simple, with grass and a few trees. There is room for improvement.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint the interior and exterior — Painting the interior and exterior can make the home look more appealing and increase its value. ↑
• Both Landscaping — Landscaping can improve the curb appeal and increase both resale and rental 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: Covington County School District
• NCES district ID: 2801290
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $33,020
• Composite: 22.09/100
• National rank: #8183
• State rank: #78 of 130 in MS

Livability — Sumrall

• Score: 79/100
• State rank: #7
• US rank: #2313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,694

Population outlook (Covington County) Hauer SSP2

• Today (2025): 19,294 people
• By 2030: 18,875 · -2.2%
• By 2040: 17,777 · -7.9%
• By 2050: 16,381 · -15.1%
• By 2075: 12,704 · -34.2%
• By 2100: 9,090 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 10% Hispanic / Latino 4% Two or more races 3% Native American 3%
• Common ancestry: Slovak 5% Lithuanian 3% Russian 2%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+33.3) · D 33.0% · R 66.2%
• 2008→2024 swing: -15.6pp toward R · 2008: -17.7pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+26.0 2016: R+24.5 2012: R+16.2 2008: R+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.57%
• Current HPI: 152.7112
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-02 Listed $105,000 HAAR