145 County Road 511 · Oxford, MS 38619

$57,500

2 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 52 Days on market

Built 1980 1.70 ac lot ↓ 56% 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 +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity for a weekend getaway or affordable living. Cedar siding all around, 1.7 acres pasture that is fenced, 203 k eligible FHA which also allows for $100 down program for anyone who qualifies FHS oner occupant. Call a realtor and ask them if they know HUD. If they say uh-huh (understanding Hud Here s understanding How), that realtor can help you.

Key facts

• 1.7 acre lot
• 2 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.8% in Oxford — 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 87/100 on livability (#1 in MS, #285 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• Lafayette County School District (town): math 47% / reading 40% proficiency, ranked #29 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($398 loan paydown + $4k appreciation (7.2% local appreciation)).
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.89% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.71%
• DSCR: 2.46
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.0%
• Equity multiple: 4.02×
• Total profit: $48,604
• Equity at exit: $40,423

10-year hold

• IRR: 41.1%
• Equity multiple: 8.48×
• Total profit: $120,370
• Equity at exit: $77,314

Cash invested: $16,100 (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 38619

• Home prices YoY: 4.5%
• Active inventory: 33
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$93 /mo · $1,122/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $439

Break-even live

Break-even rent $530

Max offer price $57,500

Occupancy floor 55%

Sensitivity live

Price	-10% $471	-5% $455	+0% $439	+5% $423	+10% $406
Rent	-10% $353	-5% $396	+0% $439	+5% $482	+10% $525
Rate	-1.0pp $468	-0.5pp $454	base $439	+0.5pp $424	+1.0pp $409

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-12
   status Pending 361-char remark

   Show marketing remark (361 chars)

   Great opportunity for a weekend getaway or affordable living. Cedar siding all around, 1.7 acres pasture that is fenced, 203 k eligible FHA which also allows for $100 down program for anyone who qualifies FHS oner occupant. Call a realtor and ask them if they know HUD. If they say uh-huh (understanding Hud Here s understanding How), that realtor can help you.

2. 2026-05-09
   price $57,500 361-char remark

   Show marketing remark (361 chars)

   Great opportunity for a weekend getaway or affordable living. Cedar siding all around, 1.7 acres pasture that is fenced, 203 k eligible FHA which also allows for $100 down program for anyone who qualifies FHS oner occupant. Call a realtor and ask them if they know HUD. If they say uh-huh (understanding Hud Here s understanding How), that realtor can help you.

3. 2026-04-13
   listed $71,500 Active
4. 2026-04-08
   price $71,500 361-char remark

   Show marketing remark (361 chars)

   Great opportunity for a weekend getaway or affordable living. Cedar siding all around, 1.7 acres pasture that is fenced, 203 k eligible FHA which also allows for $100 down program for anyone who qualifies FHS oner occupant. Call a realtor and ask them if they know HUD. If they say uh-huh (understanding Hud Here s understanding How), that realtor can help you.

5. 2026-03-21
   listed $89,000 Active 361-char remark

   Show marketing remark (361 chars)

   Great opportunity for a weekend getaway or affordable living. Cedar siding all around, 1.7 acres pasture that is fenced, 203 k eligible FHA which also allows for $100 down program for anyone who qualifies FHS oner occupant. Call a realtor and ask them if they know HUD. If they say uh-huh (understanding Hud Here s understanding How), that realtor can help you.

6. 2023-04-07
   historical
7. 2023-02-24
   listed $130,000 Active

ⓘ 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: $1,122 · $93/mo
• Projected year-2 tax: $1,122 · $93/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,031
• − Mortgage interest: −$3,221
• − Property taxes: −$1,122
• − Insurance: −$288
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$1,673
• Taxable income: $4,643
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $4,152/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: Lafayette County School District
• NCES district ID: 2802370
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $46,476
• Composite: 37.09/100
• National rank: #4498
• State rank: #29 of 130 in MS

Livability — Oxford

• Score: 87/100
• State rank: #1
• US rank: #285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 46,156
• Population (ZIP): 5,531

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 42% Pacific Islander 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.15%
• Current HPI: 168.0794
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-55.8% since first listed

7 events — show timeline

• 2026-05-12 Pending — MLSU
• 2026-05-09 Price Changed $57,500 MLSU
• 2026-04-13 Listed $71,500 NEMSBD
• 2026-04-08 Price Changed $71,500 MLSU
• 2026-03-21 Listed $89,000 MLSU
• 2023-04-07 Listing Removed — MLSU
• 2023-02-24 Listed $130,000 MLSU

Property tax history

+1.5%/yr

Latest (2025): $1,122 · +105.9% YoY. Source: county tax records.