509 S 6th St · Amory, MS 38821

$87,000

3 bd · 1.0 ba · 1,598 sqft · SingleFamily public records · 356 Days on market

Built 1920 0.40 ac lot $54/sqft · 37% below area Est $138k · 37% under ↓ 19% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you love the character of an older home, this could be the place for you. A little TLC would make a big difference. Home offers 3 bedrooms, 2 baths, great front porch, storm windows, storage building, and is situated on 2 lots. Convenient in-town location. Come take a look.

Key facts

• Front porch
• Storage building
• In-town location

Tags

• FRONT PORCH
• STORM WINDOWS
• STORAGE BUILDING
• IN-TOWN LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#76 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Amory School District (town): math 44% / reading 43% proficiency, ranked #34 of 130 in MS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 10.32%
• Cash-on-cash: 14.38%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (median comp): $138,063
• List price: $87,000
• Delta: -36.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 James St	0.57mi	3/2.0	1,474 (-8%)	20mo	$51,680	$35	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $4,502
• Equity at exit: $12,972

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $27,892
• Equity at exit: $7,522

Cash invested: $24,360 (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 38821

• Home prices YoY: -18.1%
• Active inventory: 102
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $292

Break-even live

Break-even rent $742

Max offer price $87,000

Occupancy floor 69%

Sensitivity live

Price	-10% $341	-5% $317	+0% $292	+5% $267	+10% $243
Rent	-10% $204	-5% $248	+0% $292	+5% $336	+10% $380
Rate	-1.0pp $336	-0.5pp $314	base $292	+0.5pp $269	+1.0pp $246

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $87,000 Active 356 DOM
2. 2026-06-18
   days on market $87,000 Active 354 DOM
3. 2026-06-17
   days on market $87,000 Active 353 DOM
4. 2026-06-16
   days on market $87,000 Active 352 DOM
5. 2026-06-15
   days on market $87,000 Active 351 DOM
6. 2026-06-13
   days on market $87,000 Active 349 DOM
7. 2026-06-12
   days on market $87,000 Active 348 DOM
8. 2026-06-09
   days on market $87,000 Active 345 DOM
9. 2026-06-08
   days on market $87,000 Active 344 DOM
10. 2026-06-07
    days on market $87,000 Active 343 DOM
11. 2026-06-07
    days on market $87,000 Active 342 DOM
12. 2026-06-04
    days on market $87,000 Active 339 DOM
13. 2026-06-02
    days on market $87,000 Active 338 DOM
14. 2026-06-01
    days on market $87,000 Active 337 DOM
15. 2026-05-31
    days on market $87,000 Active 336 DOM
16. 2026-01-02
    status Active 277-char remark

    Show marketing remark (277 chars)

    If you love the character of an older home, this could be the place for you. A little TLC would make a big difference. Home offers 3 bedrooms, 2 baths, great front porch, storm windows, storage building, and is situated on 2 lots. Convenient in-town location. Come take a look.

17. 2026-01-02
    price $87,000 277-char remark

    Show marketing remark (277 chars)

    If you love the character of an older home, this could be the place for you. A little TLC would make a big difference. Home offers 3 bedrooms, 2 baths, great front porch, storm windows, storage building, and is situated on 2 lots. Convenient in-town location. Come take a look.

18. 2025-09-10
    price $97,000 277-char remark

    Show marketing remark (277 chars)

    If you love the character of an older home, this could be the place for you. A little TLC would make a big difference. Home offers 3 bedrooms, 2 baths, great front porch, storm windows, storage building, and is situated on 2 lots. Convenient in-town location. Come take a look.

19. 2025-06-26
    listed $107,000 Active 277-char remark

    Show marketing remark (277 chars)

    If you love the character of an older home, this could be the place for you. A little TLC would make a big difference. Home offers 3 bedrooms, 2 baths, great front porch, storm windows, storage building, and is situated on 2 lots. Convenient in-town location. Come take a look.

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,125 · $94/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $13,339
• − Mortgage interest: −$4,873
• − Property taxes: −$1,125
• − Insurance: −$435
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,531
• Taxable income: $2,241
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $2,965/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: Amory School District
• NCES district ID: 2800450
• Math proficiency: 44% ▼ -17.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $37,071
• Composite: 36.17/100
• National rank: #4733
• State rank: #34 of 130 in MS

Livability — Amory

• Score: 67/100
• State rank: #76
• US rank: #10386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amory, MS
• Population (ZIP): 12,417

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 17% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Scottish 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.08%
• Current HPI: 141.0581
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-18.7% since first listed

4 events — show timeline

• 2026-01-02 Relisted — NEMSBD
• 2026-01-02 Price Changed $87,000 NEMSBD
• 2025-09-10 Price Changed $97,000 NEMSBD
• 2025-06-26 Listed $107,000 NEMSBD