4509 Rooker Rd · Myrtle, MS 38650

$64,900

2 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 94 Days on market

Built 1972 1.60 ac lot ↓ 21% since listing

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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
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

TWO BEDROOMS, ONE BATH, TWO CAR CARPORT, LIVING ROOM, KITCHEN, BREAKFAST AREA, DINING AREA OR GREAT ROOM ON 1.60 ACRE LOT CALL SHOWING TIME TO SCHEDUEL APPOINTMENTS

Key facts

• 1.6 acre lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#105 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Benton County School District (rural): math 31% / reading 33% proficiency, ranked #66 of 130 in MS (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($449 loan paydown + $5k appreciation (7.9% local appreciation)).
• Benton County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.16%
• DSCR: 1.99
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.63×
• Total profit: $47,802
• Equity at exit: $48,931

10-year hold

• IRR: 33.4%
• Equity multiple: 7.76×
• Total profit: $122,892
• Equity at exit: $96,773

Cash invested: $18,172 (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 38650

• Home prices YoY: 5.7%
• Active inventory: 32
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $336

Break-even live

Break-even rent $628

Max offer price $64,900

Occupancy floor 63%

Sensitivity live

Price	-10% $372	-5% $354	+0% $336	+5% $317	+10% $299
Rent	-10% $252	-5% $294	+0% $336	+5% $377	+10% $419
Rate	-1.0pp $368	-0.5pp $352	base $336	+0.5pp $319	+1.0pp $302

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $64,900 Active 94 DOM
2. 2026-06-18
   days on market $64,900 Active 92 DOM
3. 2026-06-17
   days on market $64,900 Active 91 DOM
4. 2026-06-16
   days on market $64,900 Active 90 DOM
5. 2026-06-15
   days on market $64,900 Active 89 DOM
6. 2026-06-13
   days on market $64,900 Active 87 DOM
7. 2026-06-12
   pricedays on market $64,900 Active 86 DOM
8. 2026-05-14
   price $74,900 165-char remark

   Show marketing remark (165 chars)

   TWO BEDROOMS, ONE BATH, TWO CAR CARPORT, LIVING ROOM, KITCHEN, BREAKFAST AREA, DINING AREA OR GREAT ROOM ON 1.60 ACRE LOT CALL SHOWING TIME TO SCHEDUEL APPOINTMENTS

9. 2026-04-28
   status Active 165-char remark

   Show marketing remark (165 chars)

   TWO BEDROOMS, ONE BATH, TWO CAR CARPORT, LIVING ROOM, KITCHEN, BREAKFAST AREA, DINING AREA OR GREAT ROOM ON 1.60 ACRE LOT CALL SHOWING TIME TO SCHEDUEL APPOINTMENTS

10. 2026-04-27
    historical 165-char remark

    Show marketing remark (165 chars)

    TWO BEDROOMS, ONE BATH, TWO CAR CARPORT, LIVING ROOM, KITCHEN, BREAKFAST AREA, DINING AREA OR GREAT ROOM ON 1.60 ACRE LOT CALL SHOWING TIME TO SCHEDUEL APPOINTMENTS

11. 2026-04-14
    price $79,900 165-char remark

    Show marketing remark (165 chars)

    TWO BEDROOMS, ONE BATH, TWO CAR CARPORT, LIVING ROOM, KITCHEN, BREAKFAST AREA, DINING AREA OR GREAT ROOM ON 1.60 ACRE LOT CALL SHOWING TIME TO SCHEDUEL APPOINTMENTS

12. 2026-03-19
    price $84,900 165-char remark

    Show marketing remark (165 chars)

    TWO BEDROOMS, ONE BATH, TWO CAR CARPORT, LIVING ROOM, KITCHEN, BREAKFAST AREA, DINING AREA OR GREAT ROOM ON 1.60 ACRE LOT CALL SHOWING TIME TO SCHEDUEL APPOINTMENTS

13. 2026-03-03
    listed $94,900 Active 165-char remark

    Show marketing remark (165 chars)

    TWO BEDROOMS, ONE BATH, TWO CAR CARPORT, LIVING ROOM, KITCHEN, BREAKFAST AREA, DINING AREA OR GREAT ROOM ON 1.60 ACRE LOT CALL SHOWING TIME TO SCHEDUEL APPOINTMENTS

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $1,545 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 · 20 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: $12,634
• − Mortgage interest: −$3,635
• − Property taxes: −$1,545
• − Insurance: −$324
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$1,888
• Taxable income: $3,220
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,254/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: Benton County School District
• NCES district ID: 2800600
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $33,111
• Composite: 26.25/100
• National rank: #7254
• State rank: #66 of 130 in MS

Livability — Myrtle

• Score: 65/100
• State rank: #105
• US rank: #12518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,072

Population outlook (Benton County) Hauer SSP2

• Today (2025): 7,339 people
• By 2030: 6,879 · -6.3%
• By 2040: 5,886 · -19.8%
• By 2050: 5,010 · -31.7%
• By 2075: 3,682 · -49.8%
• By 2100: 3,421 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 15%
• Common ancestry: Lithuanian 2% Iranian 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Benton

• 2024 margin: Solid R (+31.4) · D 34.0% · R 65.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -2.2pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+20.8 2016: R+13.2 2012: R+0.1 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.92%
• Current HPI: 146.3352
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-21.1% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $74,900 MLSU
• 2026-04-28 Relisted — MLSU
• 2026-04-27 Listing Removed — MLSU
• 2026-04-14 Price Changed $79,900 MLSU
• 2026-03-19 Price Changed $84,900 MLSU
• 2026-03-03 Listed $94,900 MLSU

Property tax history

+8.6%/yr

Latest (2025): $1,545 · +3.0% YoY. Source: county tax records.