11110 Highway 84 · Bude, MS 39647

$105,000

5 bd · 3.5 ba · 1,708 sqft · SingleFamily public records · 166 Days on market

Built 1966 3.60 ac lot $61/sqft · 14% above area Est $92k · 14% over ↓ 12% since listing

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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 +24.0/30.0
• DSCR +7.7/10.0
• Appreciation +7.0/10.0
• 1% rule +6.2/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0

Listing remarks MLS

.Outstanding Commercial & Investment Opportunity! Prime property with extensive Highway 84 frontage, offering excellent visibility and access. This versatile site includes: Large 5-bedroom, 3-bath home — perfect as a residence, office space, or rental income source, Multiple storage buildings Two connected buildings previously outfitted as a restaurant — ideal for reopening or converting to another business One additional large storage structure for equipment, inventory, or workspace Existing mobile home setup (utilities in place; mobile home not included) A fantastic opportunity for entrepreneurs, investors, or those looking to develop a multi-use property in a high-traffic area. Call today with any questions or to schedule a viewing!

Key facts

• Connected buildings
• Excellent visibility
• Highway 84 frontage

Tags

• HIGHWAY 84 FRONTAGE
• EXCELLENT VISIBILITY
• MULTIPLE STORAGE BUILDINGS
• CONNECTED BUILDINGS
• LARGE STORAGE STRUCTURE
• MOBILE HOME SETUP

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#248 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Franklin County School District (rural): math 38% / reading 37% proficiency, ranked #50 of 130 in MS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($726 loan paydown + $4k appreciation (4.0% local appreciation)).
• Franklin County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1966 — 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 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?
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: 1.12% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $92,142
• List price: $105,000
• Delta: 13.95%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.07×
• Total profit: $31,328
• Equity at exit: $53,162

10-year hold

• IRR: 18.5%
• Equity multiple: 3.95×
• Total profit: $86,624
• Equity at exit: $86,891

Cash invested: $29,400 (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 39647

• Home prices YoY: 4.8%
• Active inventory: 7
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $205

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 78%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   status Pending 769-char remark

   Show marketing remark (769 chars)

   .Outstanding Commercial & Investment Opportunity! Prime property with extensive Highway 84 frontage, offering excellent visibility and access. This versatile site includes: Large 5-bedroom, 3-bath home — perfect as a residence, office space, or rental income source, Multiple storage buildings Two connected buildings previously outfitted as a restaurant — ideal for reopening or converting to another business One additional large storage structure for equipment, inventory, or workspace Existing mobile home setup (utilities in place; mobile home not included) A fantastic opportunity for entrepreneurs, investors, or those looking to develop a multi-use property in a high-traffic area. Call today with any questions or to schedule a viewing!

2. 2025-12-02
   listed $105,000 Active 769-char remark

   Show marketing remark (769 chars)

   .Outstanding Commercial & Investment Opportunity! Prime property with extensive Highway 84 frontage, offering excellent visibility and access. This versatile site includes: Large 5-bedroom, 3-bath home — perfect as a residence, office space, or rental income source, Multiple storage buildings Two connected buildings previously outfitted as a restaurant — ideal for reopening or converting to another business One additional large storage structure for equipment, inventory, or workspace Existing mobile home setup (utilities in place; mobile home not included) A fantastic opportunity for entrepreneurs, investors, or those looking to develop a multi-use property in a high-traffic area. Call today with any questions or to schedule a viewing!

3. 2025-05-19
   historical
4. 2024-12-04
   listed $119,900

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

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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $14,139
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,055
• Taxable income: $841
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $2,261/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: Franklin County School District
• NCES district ID: 2801530
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $36,302
• Composite: 31.13/100
• National rank: #6061
• State rank: #50 of 130 in MS

Livability — Bude

• Score: 59/100
• State rank: #248
• US rank: #20203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 871
• Population (ZIP): 666

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 6,987 people
• By 2030: 6,529 · -6.6%
• By 2040: 5,613 · -19.7%
• By 2050: 4,814 · -31.1%
• By 2075: 3,361 · -51.9%
• By 2100: 2,505 · -64.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 42% Two or more races 2%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+39.8) · D 29.8% · R 69.6%
• 2008→2024 swing: -14.7pp toward R · 2008: -25.1pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+32.3 2016: R+28.8 2012: R+22.5 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.99%
• Current HPI: 87.1945
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.4% since first listed

4 events — show timeline

• 2026-05-18 Pending — MLSU
• 2025-12-02 Listed $105,000 MLSU
• 2025-05-19 Listing Removed — MLSU
• 2024-12-04 Listed $119,900 MLSU