443 Smith Rd · Cleveland, MS 38732

$59,900

3 bd · 1.0 ba · 1,069 sqft · SingleFamily public records · 14 Days on market

Built 1971 0.66 ac lot

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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
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this charming 3-bedroom, 2-bath home located in rural Cleveland, Mississippi. Enjoy peaceful country living with plenty of outdoor space, featuring a generously sized front yard and backyard perfect for entertaining, gardening, pets, or simply relaxing. This property offers the ideal combination of comfort, privacy, and room to spread out while still being conveniently located near the amenities of Cleveland, a community in the heart of the Mississippi Delta.

Key facts

• Backyard
• Front yard
• Outdoor space

Tags

• OUTDOOR SPACE
• FRONT YARD
• BACKYARD

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single-family house; One story; Estimated living area
• Construction: Brick construction; Slab foundation; Built (year per assessor)
• Exterior features: Shingle roof; Lot approximately 0.66 acres

Interior

• Kitchen: Free-standing electric range
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Free-standing electric range; Vinyl flooring; Central heating; Ceiling fan(s); Central air cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 72/100 on livability (#28 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools F, crime D-.
• Cleveland School District (town): math 20% / reading 24% proficiency, ranked #89 of 130 in MS (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 10 units permitted in Bolivar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bolivar County population projected at -18% 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $59,900

Questions for the listing agent

1. Built in 1971 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.25% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.74%
• DSCR: 3.04
• GRM: 3.7

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: 42.9%
• Equity multiple: 2.85×
• Total profit: $31,041
• Equity at exit: $8,931

10-year hold

• IRR: 49.0%
• Equity multiple: 5.74×
• Total profit: $79,570
• Equity at exit: $5,179

Cash invested: $16,772 (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 38732

• Active inventory: 21
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $639

Break-even live

Break-even rent $536

Max offer price $59,900

Occupancy floor 47%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   status $59,900 Pending 14 DOM
2. 2026-06-17
   days on market $59,900 Active 14 DOM
3. 2026-06-16
   days on market $59,900 Active 13 DOM
4. 2026-06-15
   days on market $59,900 Active 12 DOM
5. 2026-06-13
   days on market $59,900 Active 10 DOM
6. 2026-06-12
   days on market $59,900 Active 9 DOM
7. 2026-06-09
   days on market $59,900 Active 6 DOM
8. 2026-06-08
   days on market $59,900 Active 5 DOM
9. 2026-06-07
   days on market $59,900 Active 4 DOM
10. 2026-06-07
    days on market $59,900 Active 3 DOM
11. 2026-06-04
    remarks 473-char remark
12. 2026-06-04
    listed $59,900 Active 1 DOM

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,010 · $84/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,140
• − Mortgage interest: −$3,355
• − Property taxes: −$1,010
• − Insurance: −$300
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$1,743
• Taxable income: $7,151
• Est. tax owed @ 24.0%: −$1,716
• After-tax cash flow: $5,956/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: Cleveland School District
• NCES district ID: 2800750
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $32,384
• Composite: 17.88/100
• National rank: #9001
• State rank: #89 of 130 in MS

Livability — Cleveland

• Score: 72/100
• State rank: #28
• US rank: #6507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,767
• Population (ZIP): 16,735

Population outlook (Bolivar County) Hauer SSP2

• Today (2025): 31,761 people
• By 2030: 30,687 · -3.4%
• By 2040: 28,255 · -11.0%
• By 2050: 26,083 · -17.9%
• By 2075: 21,009 · -33.9%
• By 2100: 16,539 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 54% White 38% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Bolivar

• 2024 margin: Strong D (+23.7) · D 61.5% · R 37.8%
• 2008→2024 swing: -11.7pp toward R · 2008: 35.4pp · 2024: 23.7pp
• All cycles: 2024: D+23.7 2020: D+30.8 2016: D+32.4 2012: D+38.1 2008: D+35.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.44%
• Current HPI: 100.5257
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-03 Listed $59,900 MLSU

Property tax history

+8.4%/yr

Latest (2025): $1,010 · +0.2% YoY. Source: county tax records.