43 Beverly Hills Dr · Poplarville, MS 39470

$137,000

3 bd · 1.0 ba · 1,742 sqft · SingleFamily public records · 9 Days on market

Built 1975 1.60 ac lot Est $263k · 48% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This one checks all the boxes: it's close to town, on a large lot, has a workshop/RV storage and a lake view too! Features include a spacious den/dining room combo, primary bedroom with walk in closet, a 2 car carport with attached storage and more! A must see for the price.

Key facts

• Large lot
• Lake view
• Workshop rv storage

Tags

• LARGE LOT
• WORKSHOP RV STORAGE
• LAKE VIEW
• SPACIOUS DEN DINING ROOM COMBO
• WALK IN CLOSET
• CARPORT WITH ATTACHED STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $130k (5.1% below list).
• Recommended offer: $130k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 2.8% in Poplarville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#27 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Poplarville Separate School District (rural): math 33% / reading 39% proficiency, ranked #52 of 130 in MS (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 190 active listings in the ZIP; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $130,080 (5.1% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $263,042
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Bob Simpson Rd	0.56mi	3/2.0	1,645 (-6%)	15mo	$290,000	$176	48
464 Peters Rd	0.25mi	4/2.0 (+1)	1,507 (-14%)	15mo	$214,900	$143	44
1250 Hwy 26 W	0.32mi	4/2.0 (+1)	1,507 (-14%)	22mo	$228,000	$151	36

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-9,801
• Equity at exit: $20,427

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $7,289
• Equity at exit: $11,845

Cash invested: $38,360 (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 39470

• Home prices YoY: -18.1%
• Active inventory: 190
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $195

Break-even live

Break-even rent $1,053

Max offer price $137,000

Occupancy floor 80%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-27
   status Pending
2. 2026-03-17
   listed $137,000 Active
3. 2022-11-01
   soldstatus

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$403/yr (+$34/mo · 59.2%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $15,610
• − Mortgage interest: −$7,674
• − Property taxes: −$680
• − Insurance: −$685
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$3,985
• Taxable income: $88
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,325/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: Poplarville Separate School District
• NCES district ID: 2803720
• Math proficiency: 33% ▼ -12.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $38,882
• Composite: 30.1/100
• National rank: #6339
• State rank: #52 of 130 in MS

Livability — Poplarville

• Score: 72/100
• State rank: #27
• US rank: #6434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,872

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.36%
• Current HPI: 210.4161
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-03-27 Pending — PRCBOR
• 2026-03-17 Listed $137,000 PRCBOR
• 2022-11-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $680 · -7.4% YoY. Source: county tax records.