8950 Highway 35 S · Forest, MS 39074

$107,500

3 bd · 1.5 ba · 1,656 sqft · SingleFamily public records · 39 Days on market

Built 1950 2.60 ac lot ↓ 57% since listing

---

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 +20.8/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Great opportunity in Forest! Located at 8950 Highway 35 S, this property offers a spacious rural setting with plenty of potential for homeowners or investors. Situated on a generous lot, the home provides a peaceful country atmosphere while still being conveniently located near local amenities, shopping, and schools. The property offers a pool, an ample outdoor space for gardening, recreation, or future improvements. With some updates and personal touches, this home could be transformed into a comfortable residence or investment property. Property is being sold as-is, presenting an excellent opportunity for buyers looking to add value and customize to their needs.

Key facts

• Ample outdoor space
• Generous lot
• Pool

Tags

• GENEROUS LOT
• POOL
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#55 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Forest Municipal School District (town): math 25% / reading 19% proficiency, ranked #88 of 130 in MS (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Forest Elementary School (math 28% / reading 18%, grade F, #230 of 375 statewide, top 61%, 707 students, 100% FRL); Hawkins Middle School (math 23% / reading 19%, grade F, #112 of 179 statewide, top 64%, 474 students, 100% FRL); Forest High School (math 22% / reading 17%, grade F, #130 of 197 statewide, top 68%, 464 students, 100% FRL).
• Market conditions: 61 active listings in the ZIP; 19 units permitted in Scott County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($743 loan paydown + $8k appreciation (7.8% local appreciation)).
• Scott County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 39 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,275 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.73×
• Total profit: $52,141
• Equity at exit: $79,984

10-year hold

• IRR: 21.9%
• Equity multiple: 5.79×
• Total profit: $144,276
• Equity at exit: $157,185

Cash invested: $30,100 (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 39074

• Home prices YoY: 4.8%
• Active inventory: 61
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$564
• Tax est. 1.5%: −$134 /mo · $1,612/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $148

Break-even live

Break-even rent $940

Max offer price $107,500

Occupancy floor 82%

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-24
   status Pending
2. 2026-03-16
   listed $107,500 Active
3. 2025-08-16
   historical
4. 2025-04-10
   price $225,000
5. 2025-03-27
   listed $250,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,533
• − Mortgage interest: −$6,022
• − Property taxes: −$1,612
• − Insurance: −$538
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,127
• Taxable income: $68
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $1,759/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: Forest Municipal School District
• NCES district ID: 2801470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $34,190
• Composite: 18.09/100
• National rank: #8973
• State rank: #88 of 130 in MS

Livability — Forest

• Score: 69/100
• State rank: #55
• US rank: #8727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,423

Population outlook (Scott County) Hauer SSP2

• Today (2025): 28,200 people
• By 2030: 27,923 · -1.0%
• By 2040: 26,898 · -4.6%
• By 2050: 25,341 · -10.1%
• By 2075: 20,244 · -28.2%
• By 2100: 13,845 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 41% White 39% Hispanic / Latino 15% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+23.9) · D 37.7% · R 61.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+18.2 2016: R+17.7 2012: R+9.0 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.77%
• Current HPI: 169.2022
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-57.0% since first listed

5 events — show timeline

• 2026-04-24 Pending — MLSU
• 2026-03-16 Listed $107,500 MLSU
• 2025-08-16 Listing Removed — MLSU
• 2025-04-10 Price Changed $225,000 MLSU
• 2025-03-27 Listed $250,000 MLSU

Property tax history

+11.4%/yr

Latest (2014): $51 · +11.4% YoY. Source: county tax records.