11036 Attala Road 4202 · Kosciusko, MS 39090

$85,000

3 bd · 1.0 ba · 962 sqft · Other public records · 5 Days on market

Built 1950 2.40 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy peaceful country living with this charming 3 bedroom, 1 bath country cottage situated on approximately 2.4 acres and surrounded by mature pine trees. This property offers a quiet, tucked-away setting with access provided by a deeded easement, creating a private feel while still being convenient to town. The home features a covered front porch, cozy living area, wood-style interior finishes, spacious bedrooms, and a functional kitchen with plenty of character. Outside, you'll find a shaded yard, storage building, and covered shed area that's ideal for lawn equipment, tools, or hobbies. With usable acreage, classic Southern charm, and plenty of potential, this property would make a grea

Key facts

• Covered front porch
• Storage building
• Shaded yard

Tags

• COVERED FRONT PORCH
• SHADED YARD
• STORAGE BUILDING
• USABLE ACREAGE

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Septic tank sewer; Community water; Electricity connected; Propane connected; Sewer connected; Water connected
• Home design: Single-family house; One story
• Construction: Asbestos construction materials; Conventional foundation; Built according to public records
• Exterior features: Asphalt shingle roof; 2.4-acre lot

Interior

• Kitchen: Free-standing gas oven; Microwave
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window unit cooling
• Interior features: Aluminum and wood window frames; Free-standing gas oven; Gas water heater; Microwave
• Laundry & utility: Washer/dryer (located in the kitchen)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 71/100 on livability (#33 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities F, commute F.
• Attala County School District (rural): math 27% / reading 31% proficiency, ranked #72 of 130 in MS (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; 3 units permitted in Attala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Attala County population projected at -24% 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $85,000

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.6

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,118
• Equity at exit: $12,674

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $24,511
• Equity at exit: $7,349

Cash invested: $23,800 (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 39090

• Home prices YoY: -20.7%
• Active inventory: 26
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $265

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-12
   statusdays on market $85,000 Pending 5 DOM
2. 2026-06-09
   days on market $85,000 Active 3 DOM
3. 2026-06-08
   days on market $85,000 Active 2 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $85,000 Active 1 DOM

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $12,948
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,473
• Taxable income: $1,942
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $2,714/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: Attala County School District
• NCES district ID: 2800510
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $30,835
• Composite: 23.53/100
• National rank: #7865
• State rank: #72 of 130 in MS

Livability — Kosciusko

• Score: 71/100
• State rank: #33
• US rank: #6973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,811

Population outlook (Attala County) Hauer SSP2

• Today (2025): 17,767 people
• By 2030: 16,945 · -4.6%
• By 2040: 15,204 · -14.4%
• By 2050: 13,524 · -23.9%
• By 2075: 10,306 · -42.0%
• By 2100: 7,964 · -55.2%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Attala

• 2024 margin: Strong R (+23.3) · D 38.0% · R 61.3%
• 2008→2024 swing: -7.8pp toward R · 2008: -15.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+18.5 2016: R+19.9 2012: R+13.8 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.15%
• Current HPI: 119.0635
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-06 Listed $85,000 MLSU