8 CR 8121 · Booneville, MS 38865

$159,500

4 bd · 1.0 ba · 2,004 sqft · SingleFamily public records · 14 Days on market

Built 1994 1.00 ac lot

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom, 2 bath home on one acre with an additional acre available. This property has a fenced in back yard with an above ground pool, two storage buildings and a two car garage. All appliances included.

Key facts

• Outdoor pool
• Large outside deck
• 12 x 30 storage shed

Tags

• LARGE OUTSIDE DECK
• OUTDOOR POOL
• 12 X 30 STORAGE SHED

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Home design: Single-family residence
• Exterior features: Workshop on the property; Shed(s) on the property; Approximately 1 acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $18 ($213/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 $128k (19.9% below list).
• Recommended offer: $128k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#117 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, amenities F.
• Prentiss County School District (rural): math 38% / reading 39% proficiency, ranked #44 of 130 in MS (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 11 units permitted in Prentiss County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Prentiss County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major 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 $127,817 (19.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.4

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-24,761
• Equity at exit: $23,782

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-20,300
• Equity at exit: $13,791

Cash invested: $44,660 (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 38865

• Home prices YoY: -11.8%
• Active inventory: 18
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $18

Break-even live

Break-even rent $1,256

Max offer price $159,500

Occupancy floor 94%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-16
   status $159,500 Pending 14 DOM
2. 2026-06-15
   days on market $159,500 Active 14 DOM
3. 2026-06-13
   days on market $159,500 Active 12 DOM
4. 2026-06-12
   days on market $159,500 Active 11 DOM
5. 2026-06-09
   days on market $159,500 Active 8 DOM
6. 2026-06-08
   days on market $159,500 Active 7 DOM
7. 2026-06-07
   days on market $159,500 Active 6 DOM
8. 2026-06-07
   days on market $159,500 Active 5 DOM
9. 2026-06-04
   days on market $159,500 Active 2 DOM
10. 2026-06-03
    remarks 284-char remark
11. 2026-06-03
    listed $159,500 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: $1,069 · $89/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$191/yr (+$16/mo · 17.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $15,338
• − Mortgage interest: −$8,934
• − Property taxes: −$1,069
• − Insurance: −$798
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,640
• Taxable loss: −$2,557
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $827/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: Prentiss County School District
• NCES district ID: 2803750
• Math proficiency: 38% ▼ -19.00%
• Reading proficiency: 39% ▼ -14.00%
• Median HH income: $36,980
• Composite: 32.01/100
• National rank: #5829
• State rank: #44 of 130 in MS

Livability — Booneville

• Score: 65/100
• State rank: #117
• US rank: #13203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 18,036
• Population (ZIP): 5,367

Population outlook (Prentiss County) Hauer SSP2

• Today (2025): 25,348 people
• By 2030: 25,247 · -0.4%
• By 2040: 24,786 · -2.2%
• By 2050: 23,851 · -5.9%
• By 2075: 20,434 · -19.4%
• By 2100: 15,359 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 16% Black 14% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 1% Romanian 1% Russian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Prentiss

• 2024 margin: Solid R (+66.0) · D 16.6% · R 82.7%
• 2008→2024 swing: -23.2pp toward R · 2008: -42.8pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+58.3 2016: R+56.5 2012: R+42.4 2008: R+42.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.90%
• Current HPI: 170.9891
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+73.4% since first listed

3 events — show timeline

• 2026-06-01 Listed $159,500 NEMSBD
• 2015-08-21 Sold (MLS) — NEMSBD
• 2015-05-19 Listed $92,000 NEMSBD

Property tax history

+25.6%/yr

Latest (2025): $1,069 · +0.0% YoY. Source: county tax records.