1885 Silver Creek Rd · Crosby, MS 39633

$85,000

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 122 Days on market

Built 2013 1.00 ac lot $64/sqft · 60% below area ↓ 24% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +0.6/10.0

Listing remarks MLS

Discover the perfect getaway in the heart of Southwest Mississippi! This unique, well-built camp in Crosby offers the ideal blend of comfort, privacy, and outdoor adventure. Situated on a fenced 1+/- acre lot, this property provides plenty of space for relaxing weekends, family gatherings, or a prime hunting retreat. Located just minutes from the scenic Homochitto National Forest, outdoor enthusiasts will appreciate easy access to thousands of acres of public land known for excellent deer, turkey, and small game hunting, as well as hiking and ATV trails. The property is also surrounded by several established local hunting clubs, making it an outstanding base camp during hunting season. Built with durability and comfort in mind, this camp offers a cozy interior layout perfect for unwinding after a long day outdoors. Whether you're enjoying your morning coffee on the porch, grilling with friends in the evening, or swapping stories around a fire pit, this property is designed for making memories.

Key facts

• Cozy interior layout
• Fire pit
• Fenced lot

Tags

• FENCED LOT
• EASY ACCESS TO PUBLIC LAND
• COZY INTERIOR LAYOUT
• FIRE PIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#349 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Wilkinson County School District (rural): math 4% / reading 11% proficiency, ranked #124 of 130 in MS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $3k appreciation (3.6% local appreciation)).
• Wilkinson County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 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 122 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 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. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $212,989
• List price: $85,000
• Delta: -60.09%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.27×
• Total profit: $30,205
• Equity at exit: $40,918

10-year hold

• IRR: 22.3%
• Equity multiple: 4.37×
• Total profit: $80,091
• Equity at exit: $65,244

Cash invested: $23,800 (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 39633

• Home prices YoY: 4.9%
• Active inventory: 13
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $273

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $85,000 Active 122 DOM
2. 2026-06-17
   days on market $85,000 Active 121 DOM
3. 2026-06-16
   days on market $85,000 Active 120 DOM
4. 2026-06-15
   pricedays on market $85,000 Active 119 DOM
5. 2026-06-13
   days on market $90,000 Active 117 DOM
6. 2026-06-12
   days on market $90,000 Active 116 DOM
7. 2026-06-09
   days on market $90,000 Active 113 DOM
8. 2026-06-08
   days on market $90,000 Active 112 DOM
9. 2026-06-07
   days on market $90,000 Active 111 DOM
10. 2026-06-05
    days on market $90,000 Active 109 DOM
11. 2026-06-04
    days on market $90,000 Active 107 DOM
12. 2026-06-02
    days on market $90,000 Active 106 DOM
13. 2026-06-01
    days on market $90,000 Active 105 DOM
14. 2026-05-31
    days on market $90,000 Active 104 DOM
15. 2026-04-29
    price $90,000 1008-char remark

    Show marketing remark (1008 chars)

    Discover the perfect getaway in the heart of Southwest Mississippi! This unique, well-built camp in Crosby offers the ideal blend of comfort, privacy, and outdoor adventure. Situated on a fenced 1+/- acre lot, this property provides plenty of space for relaxing weekends, family gatherings, or a prime hunting retreat. Located just minutes from the scenic Homochitto National Forest, outdoor enthusiasts will appreciate easy access to thousands of acres of public land known for excellent deer, turkey, and small game hunting, as well as hiking and ATV trails. The property is also surrounded by several established local hunting clubs, making it an outstanding base camp during hunting season. Built with durability and comfort in mind, this camp offers a cozy interior layout perfect for unwinding after a long day outdoors. Whether you're enjoying your morning coffee on the porch, grilling with friends in the evening, or swapping stories around a fire pit, this property is designed for making memories.

16. 2026-02-16
    listed $110,000 Active 1008-char remark

    Show marketing remark (1008 chars)

    Discover the perfect getaway in the heart of Southwest Mississippi! This unique, well-built camp in Crosby offers the ideal blend of comfort, privacy, and outdoor adventure. Situated on a fenced 1+/- acre lot, this property provides plenty of space for relaxing weekends, family gatherings, or a prime hunting retreat. Located just minutes from the scenic Homochitto National Forest, outdoor enthusiasts will appreciate easy access to thousands of acres of public land known for excellent deer, turkey, and small game hunting, as well as hiking and ATV trails. The property is also surrounded by several established local hunting clubs, making it an outstanding base camp during hunting season. Built with durability and comfort in mind, this camp offers a cozy interior layout perfect for unwinding after a long day outdoors. Whether you're enjoying your morning coffee on the porch, grilling with friends in the evening, or swapping stories around a fire pit, this property is designed for making memories.

17. 2025-11-29
    historical
18. 2025-10-22
    price $84,900
19. 2025-07-23
    listed $89,900 Active
20. 2025-07-23
    listed $89,900 Active
21. 2025-05-29
    listed $99,900 Active
22. 2025-05-16
    historical
23. 2025-01-31
    price $105,500
24. 2024-11-23
    listed $110,500 Active
25. 2022-09-01
    historical
26. 2022-09-01
    historical
27. 2021-09-11
    listed $119,000
28. 2021-09-11
    listed $119,000
29. 1990-03-14
    soldstatus

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $13,075
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,473
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $2,789/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: Wilkinson County School District
• NCES district ID: 2804710
• Math proficiency: 4% ▼ -12.00%
• Reading proficiency: 11% ▼ -5.00%
• Median HH income: $29,558
• Composite: 5.57/100
• National rank: #10025
• State rank: #124 of 130 in MS

Livability — Crosby

• Score: 47/100
• State rank: #349
• US rank: #26321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 825

Population outlook (Wilkinson County) Hauer SSP2

• Today (2025): 7,916 people
• By 2030: 7,289 · -7.9%
• By 2040: 6,036 · -23.7%
• By 2050: 4,978 · -37.1%
• By 2075: 3,361 · -57.5%
• By 2100: 2,387 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 44% Hispanic / Latino 4%
• Common ancestry: Lithuanian 3% German 1% Portuguese 1%

Political lean MEDSL · Wilkinson

• 2024 margin: Strong D (+25.3) · D 62.0% · R 36.7% · Other 1.3%
• 2008→2024 swing: -13.1pp toward R · 2008: 38.4pp · 2024: 25.3pp
• All cycles: 2024: D+25.3 2020: D+34.5 2016: D+36.4 2012: D+39.3 2008: D+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.56%
• Current HPI: 76.7346
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-24.4% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $90,000 MLSU
• 2026-02-16 Listed $110,000 MLSU
• 2025-11-29 Listing Removed — MLSU
• 2025-10-22 Price Changed $84,900 MLSU
• 2025-07-23 Listed $89,900 GBRMLS
• 2025-07-23 Listed $89,900 AcadianaMLS
• 2025-05-29 Listed $99,900 MLSU
• 2025-05-16 Listing Removed — MLSU
• 2025-01-31 Price Changed $105,500 MLSU
• 2024-11-23 Listed $110,500 MLSU
• 2022-09-01 Listing Removed — MLSU
• 2022-09-01 Listing Removed — MLSU
• 2021-09-11 Listed $119,000 MLSU
• 2021-09-11 Listed $119,000 MLSU
• 1990-03-14 Sold (Public Records) — Public Records