3411 County Road 800 · Blue Mountain, MS 38610

$124,900

3 bd · 1.0 ba · 1,896 sqft · SingleFamily · 53 Days on market

Built 1956 Poor condition 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 +17.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Blue Mtn. Enjoy Country Living in this 3 Bedroom 1 Bath Brick on 1.416 Acres with appliances This Property Has Had Many Updates/// Property improvement LIST is in Documents. Priced TO SALE //

Key facts

• 1.416 acres
• Many updates
• Brick

Tags

• BRICK
• 1.416 ACRES
• MANY UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $90 ($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 $121k (3.4% below list).
• Recommended offer: $121k (3.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#144 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• South Tippah School District (town): math 43% / reading 36% proficiency, ranked #42 of 130 in MS (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ripley Elementary School (math 46% / reading 40%, grade F, #104 of 375 statewide, top 28%, 557 students, 100% FRL); Ripley Middle School (math 44% / reading 28%, grade F, #78 of 179 statewide, top 44%, 477 students, 99% FRL); Ripley High School (math 42% / reading 32%, grade F, #61 of 197 statewide, top 31%, 474 students, 99% FRL) — zoned schools average 99% FRL vs 61% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 10 units permitted in Tippah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (4.7% local appreciation)).
• Tippah County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $120,702 (3.4% below list)

Questions for the listing agent

1. It's been on market 53 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 1956 — 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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.93×
• Total profit: $32,569
• Equity at exit: $68,658

10-year hold

• IRR: 15.6%
• Equity multiple: 3.70×
• Total profit: $94,512
• Equity at exit: $116,777

Cash invested: $34,972 (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 38610

• Home prices YoY: 3.9%
• Active inventory: 6
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $90

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 88%

Sensitivity live

Price	-10% $177	-5% $134	+0% $90	+5% $47	+10% $4
Rent	-10% $-5	-5% $43	+0% $90	+5% $138	+10% $186
Rate	-1.0pp $153	-0.5pp $122	base $90	+0.5pp $58	+1.0pp $25

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   statusdays on market $124,900 Pending 53 DOM
2. 2026-04-22
   price $124,900 194-char remark

   Show marketing remark (194 chars)

   Blue Mtn. Enjoy Country Living in this 3 Bedroom 1 Bath Brick on 1.416 Acres with appliances This Property Has Had Many Updates/// Property improvement LIST is in Documents. Priced TO SALE //

3. 2026-03-30
   listed $134,900 Active 194-char remark

   Show marketing remark (194 chars)

   Blue Mtn. Enjoy Country Living in this 3 Bedroom 1 Bath Brick on 1.416 Acres with appliances This Property Has Had Many Updates/// Property improvement LIST is in Documents. Priced TO SALE //

4. 2015-04-08
   soldstatus 175-char remark

   Show marketing remark (175 chars)

   COUNTRY CHARMER// CR 800 TIPPAH COUNTY HANDY MAN SPECIAL/THIS PEACEFULL 3 BED RM 1 BATH BRICK HAS HARD WOOD FLOORS CH/A, ATTIC FAN, WITH 1 ACRE+- SPACIOUS AND PRICED TO SALE//

5. 2015-02-10
   listed $69,000 175-char remark

   Show marketing remark (175 chars)

   COUNTRY CHARMER// CR 800 TIPPAH COUNTY HANDY MAN SPECIAL/THIS PEACEFULL 3 BED RM 1 BATH BRICK HAS HARD WOOD FLOORS CH/A, ATTIC FAN, WITH 1 ACRE+- SPACIOUS AND PRICED TO SALE//

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $14,484
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,633
• Taxable loss: −$961
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $1,315/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, exterior siding, and windows. Landscaping and foundation repairs are also needed. The home's poor condition and lack of recent updates significantly reduce its value.

Repairs flagged

• Major roof — The roof appears to be old and possibly leaking.
• Major exterior siding — The exterior siding is peeling and in need of repainting or replacement.
• Major exterior windows — The windows appear to be old and in need of replacement.
• Major exterior landscaping — The landscaping is overgrown and in need of trimming and maintenance.
• Moderate exterior foundation — The foundation appears to be in good condition, but the structure itself is not visible in the photos. The roof and exterior suggest the structure may be old and in need of repairs.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value.
• Resale exterior siding replacement — New siding will improve the home's appearance and increase its resale value.
• Resale exterior windows replacement — New windows will improve the home's appearance and increase its resale value.
• Both exterior landscaping trimming — Trimming the landscaping will improve the home's curb appeal and increase its rental value.
• Resale exterior foundation repair — Repairing the foundation will improve the home's structural integrity and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be old and possibly leaking.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting or replacement.	Major	$15,000–50,000
exterior windows · The windows appear to be old and in need of replacement.	Major	$15,000–50,000
exterior landscaping · The landscaping is overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
exterior foundation · The foundation appears to be in good condition, but the structure itself is not visible in the photos. The roof and exterior suggest the structure may be old and in need of repairs.	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale exterior siding replacement — New siding will improve the home's appearance and increase its resale value. ↑
• Resale exterior windows replacement — New windows will improve the home's appearance and increase its resale value. ↑
• Both exterior landscaping trimming — Trimming the landscaping will improve the home's curb appeal and increase its rental value. ↑
• Resale exterior foundation repair — Repairing the foundation will improve the home's structural integrity and increase its resale 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: South Tippah School District
• NCES district ID: 2804110
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $36,577
• Composite: 32.83/100
• National rank: #5618
• State rank: #42 of 130 in MS

Livability — Blue Mountain

• Score: 63/100
• State rank: #144
• US rank: #14926

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

• Population (ZIP): 3,224

Population outlook (Tippah County) Hauer SSP2

• Today (2025): 21,864 people
• By 2030: 21,575 · -1.3%
• By 2040: 20,850 · -4.6%
• By 2050: 19,953 · -8.7%
• By 2075: 17,257 · -21.1%
• By 2100: 13,705 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 55% Black 33% Hispanic / Latino 7% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Tippah

• 2024 margin: Solid R (+67.1) · D 16.1% · R 83.2%
• 2008→2024 swing: -22.8pp toward R · 2008: -44.4pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+60.6 2016: R+58.8 2012: R+48.5 2008: R+44.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.72%
• Current HPI: 125.7742
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+81.0% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $124,900 NEMSBD
• 2026-03-30 Listed $134,900 NEMSBD
• 2015-04-08 Sold (MLS) — NEMSBD
• 2015-02-10 Listed $69,000 NEMSBD