17446 Highway 16 · De Kalb, MS 39328

$74,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily · 2 Days on market

Built 1962 Fair condition 1.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks

CALLING ALL INVESTORS & COUNTRY LIVING ENTHUSIASTS! Discover the possibilities at 17446 Highway 16, De Kalb, MS! This 3-bedroom, 1-bath home offers the peace and privacy of country living while providing plenty of potential for investors, first-time buyers, or anyone looking for a rural retreat. Enjoy the quiet charm of Kemper County with room to spread out, relax, and create your own vision. Conveniently located near local schools, grocery stores, restaurants, and shopping in De Kalb, with easy access to Meridian, Philadelphia, and East Mississippi Community College. Nearby amenities include local dining, convenience stores, Dollar General, Family Dollar, and other everyday essent

Key facts

• 1 acre lot
• Built 1962
• Listed 2 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Modular home; One story
• Construction: Brick construction; Slab foundation; Built (year source: Assessor)
• Exterior features: Metal roof; 1-acre lot

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Window unit(s) for cooling
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 58/100 on livability (#264 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Kemper County School District (rural): math 14% / reading 17% proficiency, ranked #108 of 130 in MS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($518 loan paydown + $4k appreciation (5.9% local appreciation)).
• Kemper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $74,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.59% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.29×
• Total profit: $48,101
• Equity at exit: $46,754

10-year hold

• IRR: 33.1%
• Equity multiple: 6.75×
• Total profit: $120,644
• Equity at exit: $84,502

Cash invested: $20,972 (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 39328

• Home prices YoY: 5.0%
• Active inventory: 11
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $420

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 60%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $74,900 Active 2 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   listed $74,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,247
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,179
• Taxable income: $4,095
• Est. tax owed @ 24.0%: −$983
• After-tax cash flow: $4,061/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 · 6 photos

Fair 45/100 Moderate rehab

This single-family home requires significant exterior and interior work to improve its condition and value. Landscaping, exterior cleaning, and interior updates are recommended to enhance its appeal and increase its resale or rental value.

Repairs flagged

• Major roof — No visible damage
• Major exterior — Dirt and debris around the house, overgrown vegetation
• Major exterior — Dirt and debris around the house, overgrown vegetation
• Major exterior — Dirt and debris around the house, overgrown vegetation
• Major exterior — Dirt and debris around the house, overgrown vegetation
• Major exterior — Dirt and debris around the house, overgrown vegetation
• Major exterior — Dirt and debris around the house, overgrown vegetation
• Major exterior — Dirt and debris around the house, overgrown vegetation
• Major exterior — Dirt and debris around the house, overgrown vegetation
• Major exterior — Dirt and debris around the house, overgrown vegetation
• Major exterior — Dirt and debris around the house, overgrown vegetation

Value-add opportunities

• Both Landscaping — Improves curb appeal and enhances property value
• Both Exterior cleaning — Enhances curb appeal and property value
• Both Interior painting — Fresh paint can improve the home's appearance and value
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
exterior · Dirt and debris around the house, overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 11 items		$165,000–550,000

Value-add ROI direction

• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Exterior cleaning — Enhances curb appeal and property value ↑
• Both Interior painting — Fresh paint can improve the home's appearance and value ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's 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: Kemper County School District
• NCES district ID: 2802310
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $29,122
• Composite: 12.18/100
• National rank: #9650
• State rank: #108 of 130 in MS

Livability — De Kalb

• Score: 58/100
• State rank: #264
• US rank: #21055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,836

Population outlook (Kemper County) Hauer SSP2

• Today (2025): 9,167 people
• By 2030: 8,674 · -5.4%
• By 2040: 7,778 · -15.2%
• By 2050: 6,968 · -24.0%
• By 2075: 5,459 · -40.4%
• By 2100: 4,315 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 30% Two or more races 2%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Kemper

• 2024 margin: D (+16.9) · D 58.3% · R 41.4%
• 2008→2024 swing: -8.4pp toward R · 2008: 25.3pp · 2024: 16.9pp
• All cycles: 2024: D+16.9 2020: D+23.2 2016: D+22.6 2012: D+28.7 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 124.6451
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $74,900 MLSU