30022 Jack Brown Rd · Amory, MS 38821

$99,900

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 10 Days on market

Built 1970 0.80 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful dead end street in the country just outside of Amory. New Stove, Dishwasher, new fixtures, New flooring. Shows great. Taxes are with homestead. Current year is not homesteaded * * *

Key facts

• Cochran lock and dam
• Quiet dead end road
• Patio

Tags

• FENCED BACKYARD
• QUIET DEAD END ROAD
• PATIO
• COCHRAN LOCK AND DAM

Property features AI

Exterior

• Parking: Attached carport
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Lot approximately 0.8 acres; Lot dimensions about 205 x 180

Interior

• Bathrooms: One full bathroom; One half bathroom
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (2.5% below list).
• Recommended offer: $97k (2.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#76 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Nettleton School District (rural): math 34% / reading 30% proficiency, ranked #63 of 130 in MS (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 101 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $51k; list at $100k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $97,388 (2.5% below list)

Questions for the listing agent

1. Built in 1970 — 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 D-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 F 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: 0.97% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.5

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,355
• Equity at exit: $14,895

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $9,171
• Equity at exit: $8,638

Cash invested: $27,972 (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 38821

• Home prices YoY: -18.1%
• Active inventory: 101
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $171

Break-even live

Break-even rent $758

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   status $99,900 Pending 10 DOM
2. 2026-06-18
   days on market $99,900 Active 10 DOM
3. 2026-06-17
   days on market $99,900 Active 9 DOM
4. 2026-06-16
   days on market $99,900 Active 8 DOM
5. 2026-06-15
   days on market $99,900 Active 7 DOM
6. 2026-06-14
   days on market $99,900 Active 5 DOM
7. 2026-06-12
   days on market $99,900 Active 4 DOM
8. 2026-06-09
   remarks 481-char remark
9. 2026-06-09
   listed $99,900 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: $397 · $33/mo
• Projected year-2 tax: $789 · $66/mo
• Expected delta: +$392/yr (+$33/mo · 98.7%)

ⓘ 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 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: $11,687
• − Mortgage interest: −$5,596
• − Property taxes: −$397
• − Insurance: −$500
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,906
• Taxable income: $418
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $1,949/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: Nettleton School District
• NCES district ID: 2803090
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $37,915
• Composite: 26.73/100
• National rank: #7144
• State rank: #63 of 130 in MS

Livability — Amory

• Score: 67/100
• State rank: #76
• US rank: #10386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,417

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 17% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Scottish 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.08%
• Current HPI: 141.0581
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+186.6% since first listed

11 events — show timeline

• 2026-06-08 Listed $99,900 NEMSBD
• 2022-10-28 Sold (Public Records) $50,985 Public Records
• 2013-07-03 Sold (Public Records) $50,985 Public Records
• 2013-07-03 Sold (MLS) — NEMSBD
• 2013-04-12 Listed $79,900 NEMSBD
• 2012-11-15 Sold (Public Records) $50,985 Public Records
• 2012-11-15 Sold (MLS) — NEMSBD
• 2012-09-21 Listed $39,900 NEMSBD
• 2011-10-28 Sold (Public Records) $50,985 Public Records
• 2001-11-20 Sold (MLS) — MLSU
• 2001-04-26 Listed $34,860 MLSU

Property tax history

+2.8%/yr

Latest (2025): $397 · +9.0% YoY. Source: county tax records.