104 Crestwood Dr · Starkville, MS 39759

$155,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 1 Days on market

Built 1972

---

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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property represents an excellent opportunity for both first-time buyers and investors, offering one of the most affordable three-bedroom homes currently available in the area. Priced competitively, it provides exceptional value while sitting on a spacious one-acre lot that allows for future flexibility and outdoor use. The home has been significantly updated in 2022, including a new roof, a fully replaced heating and air conditioning system, and new flooring throughout, which enhances both efficiency and long-term reliability. The fenced-in backyard adds additional functionality for pet owners or outdoor enjoyment. Located just outside the city limits, the property offers a balance of

Key facts

• One acre lot
• Fenced in backyard
• New flooring

Tags

• ONE ACRE LOT
• UPDATED IN 2022
• NEW ROOF
• FENCED IN BACKYARD
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.5% vs local median 3.2% in Starkville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#54 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, health & safety A-; Watch: schools F, amenities F, commute F.
• Market conditions: Rents rising (+4.0%/yr); 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Oktibbeha County in 2024 (12 in 5+ unit buildings).
• This rent runs 45% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Oktibbeha County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1972 — 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: 1.12% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,852
• Equity at exit: $23,111

10-year hold

• IRR: 12.1%
• Equity multiple: 2.00×
• Total profit: $43,303
• Equity at exit: $13,402

Cash invested: $43,400 (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 39759

• Rents YoY: 4.0%
• Active inventory: 51
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $413

Break-even live

Break-even rent $1,205

Max offer price $155,000

Occupancy floor 71%

Sensitivity live

Price	-10% $501	-5% $457	+0% $413	+5% $369	+10% $325
Rent	-10% $277	-5% $345	+0% $413	+5% $481	+10% $550
Rate	-1.0pp $491	-0.5pp $453	base $413	+0.5pp $373	+1.0pp $332

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Player Ln Starkville, MS	1.0–2.0	1.0–2.0	818	$2,160	$2.64	45d	1	1.37mi

Listing history 3 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $155,000 Active
3. 2022-06-24
   soldstatus

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$326/yr (+$27/mo · 36.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $20,741
• − Mortgage interest: −$8,682
• − Property taxes: −$899
• − Insurance: −$775
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$4,509
• Taxable income: $2,557
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $4,344/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)

No district data.

Livability — Starkville

• Score: 69/100
• State rank: #54
• US rank: #8611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oktibbeha County · 42,783 people
• City population: 42,783
• Metro: Starkville, MS
• Population (ZIP): 42,783
• Household income: $46,398
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 3648.0

Population outlook (Oktibbeha County) Hauer SSP2

• Today (2025): 55,451 people
• By 2030: 59,182 · +6.7%
• By 2040: 66,259 · +19.5%
• By 2050: 73,899 · +33.3%
• By 2075: 96,183 · +73.5%
• By 2100: 111,630 · +101.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 37% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Oktibbeha

• 2024 margin: Toss-up / Even · D 49.0% · R 49.3% · Other 1.7%
• 2008→2024 swing: -0.3pp no change · 2008: 0.0pp · 2024: -0.3pp
• All cycles: 2024: R+0.3 2020: D+6.5 2016: D+1.1 2012: D+1.9 2008: D+0.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.72%
• Current HPI: 151.1722
• Rent YoY: ▲ 3.97%
• Metro: Starkville, MS
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $155,000 FSBO.com
• 2022-06-24 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $899 · +0.3% YoY. Source: county tax records.