62 Carlisle Rd · Strayhorn, MS 38665

$90,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 236 Days on market

Built 2001 1.60 ac lot

---

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 +29.6/30.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home in Sarah, MS! This property features a spacious open kitchen overlooking the living room, a primary suite with a separate bathtub and shower, and a private backyard with a multipurpose shed. Sitting on 1.62 acres, this home offers space, comfort, and great investment potential. Seller is willing to pay $3000.00 toward buyers closing cost with a good offer.

Key facts

• Private backyard
• 1.62 acres
• Primary suite

Tags

• OPEN KITCHEN
• PRIMARY SUITE
• PRIVATE BACKYARD
• MULTIPURPOSE SHED
• 1.62 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/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: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tate County School District (rural): math 28% / reading 27% proficiency, ranked #74 of 130 in MS (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 114 units permitted in Tate County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $7k appreciation (7.4% local appreciation)).
• Tate County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $60k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.33% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 3.17×
• Total profit: $54,600
• Equity at exit: $64,910

10-year hold

• IRR: 28.0%
• Equity multiple: 6.68×
• Total profit: $143,028
• Equity at exit: $125,673

Cash invested: $25,200 (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 38665

• Home prices YoY: 3.1%
• Active inventory: 22
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $326

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 68%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
965 Flag Lake Rd Sarah, MS	3.0	2.0	1456	$1,200	$0.82	1d	1	0.51mi
156 Rader Creek Rd Sarah, MS	3.0	2.0	1586	$1,200	$0.76	43d	1	0.86mi

Listing history 17 events

1. 2026-06-02
   status $90,000 Pending 236 DOM
2. 2026-06-01
   days on market $90,000 Active 236 DOM
3. 2026-05-31
   days on market $90,000 Active 235 DOM
4. 2026-05-15
   price $90,000 391-char remark

   Show marketing remark (391 chars)

   Charming 3-bedroom, 2-bath home in Sarah, MS! This property features a spacious open kitchen overlooking the living room, a primary suite with a separate bathtub and shower, and a private backyard with a multipurpose shed. Sitting on 1.62 acres, this home offers space, comfort, and great investment potential. Seller is willing to pay $3000.00 toward buyers closing cost with a good offer.

5. 2026-04-08
   status Active 391-char remark

   Show marketing remark (391 chars)

   Charming 3-bedroom, 2-bath home in Sarah, MS! This property features a spacious open kitchen overlooking the living room, a primary suite with a separate bathtub and shower, and a private backyard with a multipurpose shed. Sitting on 1.62 acres, this home offers space, comfort, and great investment potential. Seller is willing to pay $3000.00 toward buyers closing cost with a good offer.

6. 2026-04-07
   historical 391-char remark

   Show marketing remark (391 chars)

   Charming 3-bedroom, 2-bath home in Sarah, MS! This property features a spacious open kitchen overlooking the living room, a primary suite with a separate bathtub and shower, and a private backyard with a multipurpose shed. Sitting on 1.62 acres, this home offers space, comfort, and great investment potential. Seller is willing to pay $3000.00 toward buyers closing cost with a good offer.

7. 2026-03-25
   price $110,000 391-char remark

   Show marketing remark (391 chars)

   Charming 3-bedroom, 2-bath home in Sarah, MS! This property features a spacious open kitchen overlooking the living room, a primary suite with a separate bathtub and shower, and a private backyard with a multipurpose shed. Sitting on 1.62 acres, this home offers space, comfort, and great investment potential. Seller is willing to pay $3000.00 toward buyers closing cost with a good offer.

8. 2026-01-01
   price $120,000 391-char remark

   Show marketing remark (391 chars)

   Charming 3-bedroom, 2-bath home in Sarah, MS! This property features a spacious open kitchen overlooking the living room, a primary suite with a separate bathtub and shower, and a private backyard with a multipurpose shed. Sitting on 1.62 acres, this home offers space, comfort, and great investment potential. Seller is willing to pay $3000.00 toward buyers closing cost with a good offer.

9. 2025-10-30
   price $140,000 391-char remark

   Show marketing remark (391 chars)

   Charming 3-bedroom, 2-bath home in Sarah, MS! This property features a spacious open kitchen overlooking the living room, a primary suite with a separate bathtub and shower, and a private backyard with a multipurpose shed. Sitting on 1.62 acres, this home offers space, comfort, and great investment potential. Seller is willing to pay $3000.00 toward buyers closing cost with a good offer.

10. 2025-10-07
    listed $150,000 Active 391-char remark

    Show marketing remark (391 chars)

    Charming 3-bedroom, 2-bath home in Sarah, MS! This property features a spacious open kitchen overlooking the living room, a primary suite with a separate bathtub and shower, and a private backyard with a multipurpose shed. Sitting on 1.62 acres, this home offers space, comfort, and great investment potential. Seller is willing to pay $3000.00 toward buyers closing cost with a good offer.

11. 2021-10-01
    historical
12. 2006-12-05
    soldstatus
13. 2006-10-27
    listed $35,000
14. 2005-04-04
    historical
15. 2004-11-26
    listed $57,000
16. 2004-11-22
    historical
17. 2004-09-24
    listed $57,000

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,618
• Taxable income: $2,636
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $3,280/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: Tate County School District
• NCES district ID: 2804230
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $41,975
• Composite: 23.38/100
• National rank: #7903
• State rank: #74 of 130 in MS

Livability — Strayhorn

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Strayhorn, MS
• Population (ZIP): 3,817

Population outlook (Tate County) Hauer SSP2

• Today (2025): 27,577 people
• By 2030: 26,872 · -2.6%
• By 2040: 25,319 · -8.2%
• By 2050: 23,590 · -14.5%
• By 2075: 19,500 · -29.3%
• By 2100: 15,468 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tate

• 2024 margin: Solid R (+43.8) · D 27.6% · R 71.4%
• 2008→2024 swing: -22.8pp toward R · 2008: -20.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+34.5 2016: R+31.4 2012: R+18.4 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.43%
• Current HPI: 246.5952
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+57.9% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $90,000 MLSU
• 2026-04-08 Relisted — MLSU
• 2026-04-07 Listing Removed — MLSU
• 2026-03-25 Price Changed $110,000 MLSU
• 2026-01-01 Price Changed $120,000 MLSU
• 2025-10-30 Price Changed $140,000 MLSU
• 2025-10-07 Listed $150,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2006-12-05 Sold (Public Records) — Public Records
• 2006-10-27 Listed $35,000 MLSU
• 2005-04-04 Listing Removed — MLSU
• 2004-11-26 Listed $57,000 MLSU
• 2004-11-22 Listing Removed — MLSU
• 2004-09-24 Listed $57,000 MLSU