399 Ms-348 · Guntown, MS 38849

$135,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily · 110 Days on market

Built 1967 Fair condition 1.00 ac lot ↓ 4% 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for the perfect investment property or a great starter home, this is the one! Situated on 1 acre in a desirable area of Guntown, this property offers the ideal blend of location and potential. Whether you're ready to grow your rental portfolio or put down roots, this home provides room to expand and make it your own. Being sold as is. All info subject to verification.

Key facts

• 1 acre
• Desirable area
• Room to expand

Tags

• 1 ACRE
• DESIRABLE AREA
• ROOM TO EXPAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $15 ($178/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 $120k (11.1% below list).
• Recommended offer: $120k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#98 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lee County School District (rural): math 37% / reading 35% proficiency, ranked #51 of 130 in MS (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Saltillo Primary School (700 students, 100% FRL); Guntown Middle School (math 42% / reading 35%, grade F, #69 of 179 statewide, top 40%, 696 students, 100% FRL); Saltillo High School (math 39% / reading 47%, grade F, #41 of 197 statewide, top 20%, 955 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,972 (11.1% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 9.4

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-20,914
• Equity at exit: $20,129

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-16,922
• Equity at exit: $11,672

Cash invested: $37,800 (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 38849

• Home prices YoY: -8.5%
• Active inventory: 53
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $15

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 94%

Sensitivity live

Price	-10% $108	-5% $61	+0% $15	+5% $-32	+10% $-78
Rent	-10% $-80	-5% $-33	+0% $15	+5% $62	+10% $110
Rate	-1.0pp $83	-0.5pp $49	base $15	+0.5pp $-20	+1.0pp $-56

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $135,000 Active 110 DOM
2. 2026-06-19
   days on market $135,000 Active 108 DOM
3. 2026-06-18
   days on market $135,000 Active 107 DOM
4. 2026-06-17
   days on market $135,000 Active 106 DOM
5. 2026-06-16
   days on market $135,000 Active 105 DOM
6. 2026-06-15
   days on market $135,000 Active 104 DOM
7. 2026-06-14
   days on market $135,000 Active 102 DOM
8. 2026-06-12
   days on market $135,000 Active 101 DOM
9. 2026-06-09
   days on market $135,000 Active 98 DOM
10. 2026-06-08
    days on market $135,000 Active 97 DOM
11. 2026-06-07
    days on market $135,000 Active 96 DOM
12. 2026-06-02
    days on market $135,000 Active 91 DOM
13. 2026-06-01
    days on market $135,000 Active 90 DOM
14. 2026-05-31
    days on market $135,000 Active 89 DOM
15. 2026-05-30
    days on market $135,000 Active 88 DOM
16. 2026-03-16
    price $135,000 388-char remark

    Show marketing remark (388 chars)

    If you're looking for the perfect investment property or a great starter home, this is the one! Situated on 1 acre in a desirable area of Guntown, this property offers the ideal blend of location and potential. Whether you're ready to grow your rental portfolio or put down roots, this home provides room to expand and make it your own. Being sold as is. All info subject to verification.

17. 2026-03-02
    listed $140,000 Active 388-char remark

    Show marketing remark (388 chars)

    If you're looking for the perfect investment property or a great starter home, this is the one! Situated on 1 acre in a desirable area of Guntown, this property offers the ideal blend of location and potential. Whether you're ready to grow your rental portfolio or put down roots, this home provides room to expand and make it your own. Being sold as is. All info subject to verification.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $14,397
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,927
• Taxable loss: −$2,096
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $681/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 · 2 photos

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and maintenance, including a new roof, exterior repainting, and landscaping improvements. While it has potential, substantial investment is needed to bring it up to a good condition and increase its value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage and potential water damage.
• Major exterior siding — The siding is visibly worn and in need of replacement or repainting.
• Major flooring — The flooring appears old and may need replacement for a better appearance and functionality.
• Major interior walls/paint — The walls and paint show significant wear and discoloration, indicating a need for repainting.
• Major HVAC/mechanicals — The HVAC system appears old and may need replacement or repair to ensure proper functioning.
• Major landscaping — The landscaping is overgrown and in need of trimming and maintenance to improve curb appeal and property value.

Value-add opportunities

• Both painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both replacing the roof — A new roof will prevent water damage and improve the home's overall condition, making it more attractive to buyers and renters.
• Both upgrading the HVAC system — A new HVAC system will improve comfort and energy efficiency, making the home more attractive to buyers and renters.
• Both landscaping and trimming — A well-maintained and aesthetically pleasing landscape can significantly enhance the home's curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage and potential water damage.	Major	$15,000–50,000
exterior siding · The siding is visibly worn and in need of replacement or repainting.	Major	$15,000–50,000
flooring · The flooring appears old and may need replacement for a better appearance and functionality.	Major	$15,000–50,000
interior walls/paint · The walls and paint show significant wear and discoloration, indicating a need for repainting.	Major	$15,000–50,000
HVAC/mechanicals · The HVAC system appears old and may need replacement or repair to ensure proper functioning.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and in need of trimming and maintenance to improve curb appeal and property value.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both painting the exterior and interior — Fresh paint can significantly improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both replacing the roof — A new roof will prevent water damage and improve the home's overall condition, making it more attractive to buyers and renters. ↑
• Both upgrading the HVAC system — A new HVAC system will improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑
• Both landscaping and trimming — A well-maintained and aesthetically pleasing landscape can significantly enhance the home's curb appeal and property 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: Lee County School District
• NCES district ID: 2802550
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $41,435
• Composite: 30.38/100
• National rank: #6253
• State rank: #51 of 130 in MS

Livability — Guntown

• Score: 66/100
• State rank: #98
• US rank: #12145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,874

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 14% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

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: ▼ -15.64%
• Current HPI: 168.9667
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.6% since first listed

2 events — show timeline

• 2026-03-16 Price Changed $135,000 NEMSBD
• 2026-03-02 Listed $140,000 NEMSBD