1704 Pecan Rd · Newton, MS 39345

$99,900

3 bd · 1.0 ba · 1,056 sqft · Other public records · 16 Days on market

Built 1977 3.00 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +6.1/10.0
• 1% rule +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Fall in love with this quiet, private country oasis! Surrounded by beautiful trees, this cute farmhouse features a picture-perfect porch, perfect for slow mornings with a cup of coffee or peaceful evenings listening to the breeze, and a cozy, inviting interior that is 100% move-in ready. The dreamy exterior offers a lush pasture for animals and private walking/riding trails right on the property. A custom deck off the dining area and kitchen offers a private area for entertaining, barbecuing, and steps right up to your pool. Completely turnkey and private, your peaceful hobby farm awaits! Schedule your tour today.

Key facts

• Country oasis
• Lush pasture
• Custom deck

Tags

• COUNTRY OASIS
• PICTURE-PERFECT PORCH
• LUSH PASTURE
• PRIVATE WALKING TRAILS
• CUSTOM DECK
• PRIVATE AREA FOR ENTERTAINING

Property features AI

Finance

• Other: Property includes horse amenities: barn, pasture, riding trail, stable(s)

Exterior

• Parking: 2-space carport; Driveway with gravel parking
• Security: Security system
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Single-family house; One level; Move-in ready
• Construction: Vinyl construction; Asphalt shingle roof; Pillar/post/pier foundation; Built (year per public records)
• Exterior features: Front porch; Deck; Dog run; Outbuilding(s): shed(s), storage, stable(s); Cleared, fenced yard with open, rectangular front yard

Interior

• Kitchen: Refrigerator; Electric water heater
• Flooring: Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Window air conditioning unit(s)
• Interior features: Breakfast bar; Eat-in kitchen; Aluminum-framed windows; Security and storm doors; sliding glass door
• Laundry & utility: Washer; Dryer; Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $120 ($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 $94k (6.3% below list).
• Recommended offer: $94k (6.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#292 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Newton Municipal School District (town): math 19% / reading 23% proficiency, ranked #91 of 130 in MS (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 3 units permitted in Newton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.2% local appreciation)).
• Newton County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,608 (6.3% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.55×
• Total profit: $15,506
• Equity at exit: $40,547

10-year hold

• IRR: 13.0%
• Equity multiple: 2.78×
• Total profit: $49,792
• Equity at exit: $59,279

Cash invested: $27,972 (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 39345

• Home prices YoY: 1.7%
• Active inventory: 19
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $120

Break-even live

Break-even rent $785

Max offer price $99,900

Occupancy floor 82%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   status $99,900 Pending 16 DOM
2. 2026-06-12
   days on market $99,900 Active 16 DOM
3. 2026-06-09
   days on market $99,900 Active 13 DOM
4. 2026-06-08
   days on market $99,900 Active 12 DOM
5. 2026-06-07
   days on market $99,900 Active 11 DOM
6. 2026-06-05
   days on market $99,900 Active 9 DOM
7. 2026-06-04
   days on market $99,900 Active 7 DOM
8. 2026-06-02
   days on market $99,900 Active 6 DOM
9. 2026-06-01
   days on market $99,900 Active 5 DOM
10. 2026-05-31
    days on market $99,900 Active 4 DOM
11. 2026-05-27
    listed $99,900 Active

ⓘ 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: $654 · $54/mo
• Projected year-2 tax: $789 · $66/mo
• Expected delta: +$135/yr (+$11/mo · 20.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,233
• − Mortgage interest: −$5,596
• − Property taxes: −$654
• − Insurance: −$500
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,906
• Taxable loss: −$220
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,487/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: Newton Municipal School District
• NCES district ID: 2803180
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $34,333
• Composite: 17.23/100
• National rank: #9097
• State rank: #91 of 130 in MS

Livability — Newton

• Score: 57/100
• State rank: #292
• US rank: #22078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,571

Population outlook (Newton County) Hauer SSP2

• Today (2025): 21,329 people
• By 2030: 20,990 · -1.6%
• By 2040: 20,188 · -5.3%
• By 2050: 19,212 · -9.9%
• By 2075: 16,424 · -23.0%
• By 2100: 13,006 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 33% Hispanic / Latino 2%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.2%
• 2008→2024 swing: -9.2pp toward R · 2008: -34.1pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+38.5 2016: R+39.3 2012: R+31.4 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 134.8882
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-27 Listed $99,900 MLSU

Property tax history

+0.7%/yr

Latest (2025): $654 · +0.7% YoY. Source: county tax records.