410 W Calhoun St · Bruce, MS 38915

$115,000

2 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 272 Days on market

Built 1936 1.00 ac lot

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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 +18.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

BRUCE! New Roof, Remodeled on 1 ACRE lot! Conveniently located west of Bruce! Great opportunity at a great price!

Key facts

• Remodeled
• 1 acre lot
• New roof

Tags

• NEW ROOF
• REMODELED
• 1 ACRE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $112k (2.3% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#147 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, health & safety D+, amenities F.
• Calhoun County School District (rural): math 28% / reading 29% proficiency, ranked #75 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 10 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (2.4% local appreciation)).
• Calhoun County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1936 — 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. 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: 0.98% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.54×
• Total profit: $17,315
• Equity at exit: $47,710

10-year hold

• IRR: 12.5%
• Equity multiple: 2.75×
• Total profit: $56,348
• Equity at exit: $70,557

Cash invested: $32,200 (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 38915

• Home prices YoY: 1.7%
• Active inventory: 25
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $113

Break-even live

Break-even rent $981

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $178	-5% $146	+0% $113	+5% $81	+10% $48
Rent	-10% $24	-5% $69	+0% $113	+5% $158	+10% $202
Rate	-1.0pp $171	-0.5pp $143	base $113	+0.5pp $83	+1.0pp $53

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $115,000 Active 272 DOM
2. 2026-06-18
   days on market $115,000 Active 271 DOM
3. 2026-06-17
   days on market $115,000 Active 270 DOM
4. 2026-06-16
   days on market $115,000 Active 269 DOM
5. 2026-06-15
   days on market $115,000 Active 268 DOM
6. 2026-06-14
   days on market $115,000 Active 266 DOM
7. 2026-06-12
   days on market $115,000 Active 265 DOM
8. 2026-06-09
   days on market $115,000 Active 262 DOM
9. 2026-06-08
   days on market $115,000 Active 261 DOM
10. 2026-06-07
    days on market $115,000 Active 260 DOM
11. 2026-06-05
    days on market $115,000 Active 257 DOM
12. 2026-06-02
    days on market $115,000 Active 255 DOM
13. 2026-06-01
    days on market $115,000 Active 254 DOM
14. 2026-05-31
    days on market $115,000 Active 253 DOM
15. 2026-05-30
    days on market $115,000 Active 252 DOM
16. 2025-09-20
    listed $115,000 Active 113-char remark

    Show marketing remark (113 chars)

    BRUCE! New Roof, Remodeled on 1 ACRE lot! Conveniently located west of Bruce! Great opportunity at a great price!

17. 2006-08-29
    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: $1,485 · $124/mo
• Projected year-2 tax: $1,485 · $124/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,489
• − Mortgage interest: −$6,442
• − Property taxes: −$1,485
• − Insurance: −$575
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,345
• Taxable loss: −$516
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,484/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: Calhoun County School District
• NCES district ID: 2800870
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,951
• Composite: 23.14/100
• National rank: #7952
• State rank: #75 of 130 in MS

Livability — Bruce

• Score: 63/100
• State rank: #147
• US rank: #15075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bruce, MS
• Population (ZIP): 3,186

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 14,108 people
• By 2030: 13,650 · -3.2%
• By 2040: 12,586 · -10.8%
• By 2050: 11,417 · -19.1%
• By 2075: 8,381 · -40.6%
• By 2100: 5,478 · -61.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 29% Two or more races 3%
• Common ancestry: Italian 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+48.0) · D 25.6% · R 73.6%
• 2008→2024 swing: -20.3pp toward R · 2008: -27.7pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+41.3 2016: R+39.1 2012: R+27.3 2008: R+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 143.4197
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2025-09-20 Listed $115,000 NCMBR
• 2006-08-29 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,485 · +122.6% YoY. Source: county tax records.