283 Monroe Rd SE · Bude, MS 39653

$61,500

2 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 246 Days on market

Built 1930 0.66 ac lot ↓ 49% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is one of the most beautiful two bedroom, two bath homes you will find in Franklin County. The 1700 square foot home on .66 +/- acres features a new HVAC unit, a roof less than 3 years old, a home office off the master bedroom, and a back porch perfect for socializing with friends and family. From the beautiful floors to the crown molding and stomped ceilings, this quaint house is sheer elegance. The bedrooms are large and the bathrooms are spacious. The kitchen has a walk in pantry with storage for pots and pans, as well as dry goods. The stately oaks in the yard provide summer shade while the large back yard has plenty of room for activities. This gem of a house is move in ready! Showing by appointment only.

Key facts

• Open floor plan
• Covered back porch
• 0.66 acre lot

Tags

• OPEN FLOOR PLAN
• COVERED BACK PORCH

Property features AI

Finance

• Other: Property located in General Residence District zoning

Exterior

• Parking: Detached carport; 2 garage spaces; 2 carport spaces
• Utilities: Community water; Septic tank
• Home design: Single family residence; One level; Pillar/post/pier foundation
• Construction: Composition and metal roof
• Exterior features: Porch; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom and a total of 2 bathrooms (1.75 total decimal)
• Heating & cooling: Central electric heating; Ceiling fans; Central air conditioning; Window unit air conditioning; Electric cooling
• Interior features: Dishwasher; Refrigerator
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $54k (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: amenities F, commute F, employment 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.
• Zoned schools: Franklin Lower Elementary (math 67% / reading 52%, grade B-, #27 of 375 statewide, top 8%, 381 students, 99% FRL); Franklin Upper Elementary (math 35% / reading 37%, grade F, #78 of 179 statewide, top 44%, 235 students, 99% FRL); Franklin High School (math 12% / reading 32%, grade F, #119 of 197 statewide, top 64%, 391 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($425 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $34k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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 1930 — 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: 1.80% ✓
• Cap rate: 16.27%
• Cash-on-cash: 35.63%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.2%
• Equity multiple: 3.32×
• Total profit: $39,953
• Equity at exit: $27,653

10-year hold

• IRR: 41.1%
• Equity multiple: 6.61×
• Total profit: $96,568
• Equity at exit: $42,617

Cash invested: $17,220 (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 39653

• Active inventory: 21
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$323
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $511

Break-even live

Break-even rent $458

Max offer price $61,500

Occupancy floor 49%

Sensitivity live

Price	-10% $546	-5% $529	+0% $511	+5% $494	+10% $477
Rent	-10% $424	-5% $468	+0% $511	+5% $555	+10% $599
Rate	-1.0pp $542	-0.5pp $527	base $511	+0.5pp $495	+1.0pp $479

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: $15,375
• Closing costs: $1,845
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-21
   status Pending
2. 2026-03-13
   price $61,500
3. 2026-02-18
   price $64,900
4. 2026-02-12
   price $68,000
5. 2025-12-18
   price $71,500
6. 2025-11-19
   price $74,900
7. 2025-10-23
   status Active
8. 2025-10-23
   price $80,000
9. 2025-10-10
   status Pending
10. 2025-09-12
    price $82,500
11. 2025-08-08
    price $90,500
12. 2025-02-13
    listed $95,000 Active
13. 2020-08-24
    soldstatus 726-char remark

    Show marketing remark (726 chars)

    This is one of the most beautiful two bedroom, two bath homes you will find in Franklin County. The 1700 square foot home on .66 +/- acres features a new HVAC unit, a roof less than 3 years old, a home office off the master bedroom, and a back porch perfect for socializing with friends and family. From the beautiful floors to the crown molding and stomped ceilings, this quaint house is sheer elegance. The bedrooms are large and the bathrooms are spacious. The kitchen has a walk in pantry with storage for pots and pans, as well as dry goods. The stately oaks in the yard provide summer shade while the large back yard has plenty of room for activities. This gem of a house is move in ready! Showing by appointment only.

14. 2020-01-17
    listed $120,000 726-char remark

    Show marketing remark (726 chars)

    This is one of the most beautiful two bedroom, two bath homes you will find in Franklin County. The 1700 square foot home on .66 +/- acres features a new HVAC unit, a roof less than 3 years old, a home office off the master bedroom, and a back porch perfect for socializing with friends and family. From the beautiful floors to the crown molding and stomped ceilings, this quaint house is sheer elegance. The bedrooms are large and the bathrooms are spacious. The kitchen has a walk in pantry with storage for pots and pans, as well as dry goods. The stately oaks in the yard provide summer shade while the large back yard has plenty of room for activities. This gem of a house is move in ready! Showing by appointment only.

ⓘ 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: $168 · $14/mo
• Projected year-2 tax: $486 · $40/mo
• Expected delta: +$318/yr (+$26/mo · 189.2%)

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

Taxation est. · year 1

• Rental income: $13,268
• − Mortgage interest: −$3,445
• − Property taxes: −$168
• − Insurance: −$308
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$1,789
• Taxable income: $5,435
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $4,831/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): 2,761

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 (64%)
• Race & ethnicity: White 64% Black 32% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 8% Serbian 2% Lithuanian 2%
• Foreign-born: 0%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-48.8% since first listed

14 events — show timeline

• 2026-04-21 Pending — MLSU
• 2026-03-13 Price Changed $61,500 MLSU
• 2026-02-18 Price Changed $64,900 MLSU
• 2026-02-12 Price Changed $68,000 MLSU
• 2025-12-18 Price Changed $71,500 MLSU
• 2025-11-19 Price Changed $74,900 MLSU
• 2025-10-23 Relisted — MLSU
• 2025-10-23 Price Changed $80,000 MLSU
• 2025-10-10 Pending — MLSU
• 2025-09-12 Price Changed $82,500 MLSU
• 2025-08-08 Price Changed $90,500 MLSU
• 2025-02-13 Listed $95,000 MLSU
• 2020-08-24 Sold (MLS) — MLSU
• 2020-01-17 Listed $120,000 MLSU

Property tax history

-1.5%/yr

Latest (2025): $168 · -45.7% YoY. Source: county tax records.