23 Woodie · Monticello, MS 39654

$113,000

3 bd · 0.5 ba · 1,098 sqft · Other public records · 532 Days on market

Built 1988 $103/sqft · 15% above area Est $98k · 15% over ↓ 5% since listing

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Why this score? — see what drove the D 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 +16.1/30.0
• Appreciation +6.3/10.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.7/15.0

Listing remarks MLS

Discover your hidden oasis in Monticello, MS! This secluded 3-bedroom, 2-bathroom retreat sits on a lush acre of land, offering privacy and potential in equal measure. Step inside to find a canvas awaiting your personal touch. With a little imagination and some upgrades, this diamond in the rough can be transformed into a stunning gem. The spacious living area beckons for cozy family gatherings, while the kitchen dreams of culinary adventures to come. Three comfortable bedrooms provide ample space for rest and relaxation, with two bathrooms ensuring convenience for all. Outside, the expansive acre of land invites endless possibilities - from gardening enthusiasts to those seeking a private playground for outdoor activities.

Key facts

• Secluded retreat
• Spacious living area
• Hidden oasis

Tags

• HIDDEN OASIS
• SECLUDED RETREAT
• LUSH ACRE OF LAND
• SPACIOUS LIVING AREA
• EXPANSIVE ACRE OF LAND

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath other listed at $113k.

Deal economics

• At list price, monthly cash flow is $58 ($693/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 $100k (11.5% below list).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#24 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Lawrence County School District (rural): math 20% / reading 26% proficiency, ranked #85 of 130 in MS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Monticello Elementary School (math 27% / reading 27%, grade F, #203 of 375 statewide, top 56%, 335 students, 99% FRL); Rod Paige Middle School (math 17% / reading 26%, grade F, #109 of 179 statewide, top 62%, 259 students, 99% FRL); Lawrence County High School (math 17% / reading 22%, grade F, #130 of 197 statewide, top 68%, 535 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $4k of equity ($781 loan paydown + $3k appreciation (2.6% local appreciation)).
• Lawrence County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 532 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 532 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $98,229
• List price: $113,000
• Delta: 15.04%
• Verdict: OVERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.46×
• Total profit: $14,702
• Equity at exit: $48,070

10-year hold

• IRR: 11.1%
• Equity multiple: 2.59×
• Total profit: $50,436
• Equity at exit: $72,018

Cash invested: $31,640 (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 39654

• Home prices YoY: 2.2%
• Active inventory: 22
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $58

Break-even live

Break-even rent $927

Max offer price $113,000

Occupancy floor 89%

Sensitivity live

Price	-10% $122	-5% $90	+0% $58	+5% $26	+10% $-6
Rent	-10% $-21	-5% $18	+0% $58	+5% $97	+10% $137
Rate	-1.0pp $115	-0.5pp $87	base $58	+0.5pp $28	+1.0pp $-1

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5575 Robin Wood Rd Monticello, MS	3.0	3.0	1456	$1,000	$0.69	45d	1	1.40mi

Listing history 22 events

1. 2026-06-21
   days on market $113,000 Active 532 DOM
2. 2026-06-21
   days on market $113,000 Active 531 DOM
3. 2026-06-18
   days on market $113,000 Active 529 DOM
4. 2026-06-17
   days on market $113,000 Active 528 DOM
5. 2026-06-16
   days on market $113,000 Active 527 DOM
6. 2026-06-15
   days on market $113,000 Active 526 DOM
7. 2026-06-13
   days on market $113,000 Active 524 DOM
8. 2026-06-12
   days on market $113,000 Active 523 DOM
9. 2026-06-09
   days on market $113,000 Active 520 DOM
10. 2026-06-08
    days on market $113,000 Active 519 DOM
11. 2026-06-07
    days on market $113,000 Active 518 DOM
12. 2026-06-07
    days on market $113,000 Active 517 DOM
13. 2026-06-04
    days on market $113,000 Active 514 DOM
14. 2026-06-02
    days on market $113,000 Active 513 DOM
15. 2026-06-01
    days on market $113,000 Active 512 DOM
16. 2026-05-31
    days on market $113,000 Active 511 DOM
17. 2025-11-20
    price $113,000 733-char remark

    Show marketing remark (733 chars)

    Discover your hidden oasis in Monticello, MS! This secluded 3-bedroom, 2-bathroom retreat sits on a lush acre of land, offering privacy and potential in equal measure. Step inside to find a canvas awaiting your personal touch. With a little imagination and some upgrades, this diamond in the rough can be transformed into a stunning gem. The spacious living area beckons for cozy family gatherings, while the kitchen dreams of culinary adventures to come. Three comfortable bedrooms provide ample space for rest and relaxation, with two bathrooms ensuring convenience for all. Outside, the expansive acre of land invites endless possibilities - from gardening enthusiasts to those seeking a private playground for outdoor activities.

18. 2025-09-05
    status Active 733-char remark

    Show marketing remark (733 chars)

    Discover your hidden oasis in Monticello, MS! This secluded 3-bedroom, 2-bathroom retreat sits on a lush acre of land, offering privacy and potential in equal measure. Step inside to find a canvas awaiting your personal touch. With a little imagination and some upgrades, this diamond in the rough can be transformed into a stunning gem. The spacious living area beckons for cozy family gatherings, while the kitchen dreams of culinary adventures to come. Three comfortable bedrooms provide ample space for rest and relaxation, with two bathrooms ensuring convenience for all. Outside, the expansive acre of land invites endless possibilities - from gardening enthusiasts to those seeking a private playground for outdoor activities.

19. 2025-07-01
    status Active 733-char remark

    Show marketing remark (733 chars)

    Discover your hidden oasis in Monticello, MS! This secluded 3-bedroom, 2-bathroom retreat sits on a lush acre of land, offering privacy and potential in equal measure. Step inside to find a canvas awaiting your personal touch. With a little imagination and some upgrades, this diamond in the rough can be transformed into a stunning gem. The spacious living area beckons for cozy family gatherings, while the kitchen dreams of culinary adventures to come. Three comfortable bedrooms provide ample space for rest and relaxation, with two bathrooms ensuring convenience for all. Outside, the expansive acre of land invites endless possibilities - from gardening enthusiasts to those seeking a private playground for outdoor activities.

20. 2024-12-30
    listed $118,000 Active 733-char remark

    Show marketing remark (733 chars)

    Discover your hidden oasis in Monticello, MS! This secluded 3-bedroom, 2-bathroom retreat sits on a lush acre of land, offering privacy and potential in equal measure. Step inside to find a canvas awaiting your personal touch. With a little imagination and some upgrades, this diamond in the rough can be transformed into a stunning gem. The spacious living area beckons for cozy family gatherings, while the kitchen dreams of culinary adventures to come. Three comfortable bedrooms provide ample space for rest and relaxation, with two bathrooms ensuring convenience for all. Outside, the expansive acre of land invites endless possibilities - from gardening enthusiasts to those seeking a private playground for outdoor activities.

21. 2024-11-26
    historical
22. 2024-09-30
    listed $118,900

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $1,111 · $93/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $12,000
• − Mortgage interest: −$6,330
• − Property taxes: −$1,111
• − Insurance: −$565
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$3,287
• Taxable loss: −$1,213
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $984/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: Lawrence County School District
• NCES district ID: 2802490
• Math proficiency: 20% ▼ -16.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $37,725
• Composite: 19.21/100
• National rank: #8812
• State rank: #85 of 130 in MS

Livability — Monticello

• Score: 72/100
• State rank: #24
• US rank: #6306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,589

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 12,069 people
• By 2030: 11,724 · -2.9%
• By 2040: 10,955 · -9.2%
• By 2050: 10,085 · -16.4%
• By 2075: 7,870 · -34.8%
• By 2100: 5,614 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 4% Lithuanian 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+36.6) · D 31.4% · R 68.0%
• 2008→2024 swing: -11.2pp toward R · 2008: -25.4pp · 2024: -36.6pp
• All cycles: 2024: R+36.6 2020: R+30.6 2016: R+29.9 2012: R+26.7 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.57%
• Current HPI: 117.8262
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.0% since first listed

6 events — show timeline

• 2025-11-20 Price Changed $113,000 HAAR
• 2025-09-05 Relisted — HAAR
• 2025-07-01 Relisted — HAAR
• 2024-12-30 Listed $118,000 HAAR
• 2024-11-26 Listing Removed — MLSU
• 2024-09-30 Listed $118,900 MLSU

Property tax history

+2.3%/yr

Latest (2025): $1,111 · +17.1% YoY. Source: county tax records.