27942 57 Hwy · Leakesville, MS 39451

$229,000

3 bd · 1.0 ba · 1,551 sqft · SingleFamily · 40 Days on market

Built 1977 Fair condition 1.44 ac lot $148/sqft · at area comps Est $230k · at est.

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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 +17.7/30.0
• Appreciation +9.4/10.0
• ARV discount +7.8/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

High on a hill, rural. Roomy, many trees, great view. Nice deck, private. Needs a little TLC .....but quite livable as it is.

Key facts

• 1.44 acre lot
• 4 parking spots
• Built 1977

Property features AI

Exterior

• Parking: Attached covered carport; 2 carport spaces (4 parking spaces total); Driveway with gravel/unpaved areas; Additional storage area
• Security: Dead bolt locks
• Utilities: Septic tank; Public water (see remarks); Cable available; Electricity connected; Propane connected; Sewer connected; Water connected
• Home design: Single-family house; One level (single-story); Move-in ready
• Construction: Vinyl and brick exterior; Aluminum roof; Combination foundation and slab; Built (year source: assessor)
• Exterior features: Rear, side and screened porches plus a deck and slab porch; Private yard with partial backyard fencing; Few trees and sloped, irregular lot with views; Portable building, shed(s) and additional storage

Interior

• Kitchen: Free-standing refrigerator; Electric water heater
• Bedrooms: Primary located downstairs
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Eat-in kitchen with laminate counters and a breakfast bar; Open floorplan; Pantry; Storage; Primary bedroom on the main floor; Dead bolt locks, fiberglass and storm doors; Wood-burning fireplace in the living room
• Laundry & utility: Washer/Dryer included; Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $186 ($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 $224k (2.2% below list).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#109 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment F.
• Greene County School District (rural): math 28% / reading 34% proficiency, ranked #67 of 130 in MS (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greene County High School (math 37% / reading 47%, grade F, #43 of 197 statewide, top 24%, 440 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 2 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k appreciation (8.8% local appreciation)).
• Greene County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 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, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $230,464
• List price: $229,000
• Delta: -0.64%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

8.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.85×
• Total profit: $118,878
• Equity at exit: $187,441

10-year hold

• IRR: 21.9%
• Equity multiple: 6.26×
• Total profit: $337,386
• Equity at exit: $385,700

Cash invested: $64,120 (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 39451

• Home prices YoY: 5.7%
• Active inventory: 24
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $186

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 87%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $229,000 Active 40 DOM
2. 2026-06-17
   days on market $229,000 Active 39 DOM
3. 2026-06-16
   days on market $229,000 Active 38 DOM
4. 2026-06-15
   days on market $229,000 Active 37 DOM
5. 2026-06-13
   days on market $229,000 Active 35 DOM
6. 2026-06-12
   days on market $229,000 Active 34 DOM
7. 2026-06-09
   days on market $229,000 Active 31 DOM
8. 2026-06-08
   days on market $229,000 Active 30 DOM
9. 2026-06-07
   days on market $229,000 Active 29 DOM
10. 2026-06-07
    days on market $229,000 Active 28 DOM
11. 2026-06-04
    days on market $229,000 Active 25 DOM
12. 2026-06-02
    days on market $229,000 Active 24 DOM
13. 2026-06-01
    days on market $229,000 Active 23 DOM
14. 2026-05-31
    days on market $229,000 Active 22 DOM
15. 2026-05-08
    listed $229,000 Active 67-char remark
16. 2025-05-13
    soldstatus Closed 125-char remark

    Show marketing remark (125 chars)

    High on a hill, rural. Roomy, many trees, great view. Nice deck, private. Needs a little TLC .....but quite livable as it is.

17. 2025-04-09
    status Pending 125-char remark

    Show marketing remark (125 chars)

    High on a hill, rural. Roomy, many trees, great view. Nice deck, private. Needs a little TLC .....but quite livable as it is.

18. 2024-12-23
    status Active 125-char remark

    Show marketing remark (125 chars)

    High on a hill, rural. Roomy, many trees, great view. Nice deck, private. Needs a little TLC .....but quite livable as it is.

19. 2024-12-16
    status Pending 125-char remark

    Show marketing remark (125 chars)

    High on a hill, rural. Roomy, many trees, great view. Nice deck, private. Needs a little TLC .....but quite livable as it is.

20. 2024-09-11
    status Pending 125-char remark

    Show marketing remark (125 chars)

    High on a hill, rural. Roomy, many trees, great view. Nice deck, private. Needs a little TLC .....but quite livable as it is.

21. 2024-09-03
    listed $139,900 Active 125-char remark

    Show marketing remark (125 chars)

    High on a hill, rural. Roomy, many trees, great view. Nice deck, private. Needs a little TLC .....but quite livable as it is.

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $26,866
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$6,662
• Taxable loss: −$1,502
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $2,594/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to improve its curb appeal and functionality, with a focus on exterior painting, kitchen and bathroom updates, and landscaping maintenance.

Repairs flagged

• Major Paint — Paint appears faded and uneven.
• Major Exterior siding — Siding appears weathered and in need of repainting.
• Moderate Kitchen cabinets — Cabinets appear dated and could benefit from updating.
• Moderate Bathroom fixtures — Fixtures appear outdated and could be replaced.
• Major Landscaping — Landscaping is sparse and in need of maintenance and updates.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal.
• Resale Replace kitchen cabinets — Modern cabinets can enhance the home's aesthetic and functionality.
• Resale Update bathroom fixtures — Upgraded fixtures can make the bathroom more appealing and functional.
• Both Landscaping maintenance — A well-maintained yard can improve curb appeal and add value to the property.
• Rental Replace HVAC system — A reliable HVAC system is essential for tenant satisfaction and can attract more renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded and uneven.	Major	$15,000–50,000
Exterior siding · Siding appears weathered and in need of repainting.	Major	$15,000–50,000
Kitchen cabinets · Cabinets appear dated and could benefit from updating.	Moderate	$3,000–15,000
Bathroom fixtures · Fixtures appear outdated and could be replaced.	Moderate	$3,000–15,000
Landscaping · Landscaping is sparse and in need of maintenance and updates.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal. ↑
• Resale Replace kitchen cabinets — Modern cabinets can enhance the home's aesthetic and functionality. ↑
• Resale Update bathroom fixtures — Upgraded fixtures can make the bathroom more appealing and functional. ↑
• Both Landscaping maintenance — A well-maintained yard can improve curb appeal and add value to the property. ↑
• Rental Replace HVAC system — A reliable HVAC system is essential for tenant satisfaction and can attract more renters. ↑

ⓘ 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: Greene County School District
• NCES district ID: 2801590
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $41,432
• Composite: 26.2/100
• National rank: #7264
• State rank: #67 of 130 in MS

Livability — Leakesville

• Score: 65/100
• State rank: #109
• US rank: #12647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,957

Population outlook (Greene County) Hauer SSP2

• Today (2025): 12,029 people
• By 2030: 11,879 · -1.2%
• By 2040: 11,196 · -6.9%
• By 2050: 10,455 · -13.1%
• By 2075: 8,825 · -26.6%
• By 2100: 7,172 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 34% Two or more races 3% Native American 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+69.8) · D 14.8% · R 84.5%
• 2008→2024 swing: -18.0pp toward R · 2008: -51.7pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+65.8 2016: R+63.0 2012: R+54.1 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.85%
• Current HPI: 165.5757
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+63.7% since first listed

7 events — show timeline

• 2026-05-08 Listed $229,000 MLSU
• 2025-05-13 Sold (MLS) — MLSU
• 2025-04-09 Pending — MLSU
• 2024-12-23 Relisted — MLSU
• 2024-12-16 Pending — MLSU
• 2024-09-11 Pending — MLSU
• 2024-09-03 Listed $139,900 MLSU