383 County Road 184 · Coffeeville, MS 38922

$88,000

2 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 64 Days on market

Built 1984 1.00 ac lot ↓ 10% since listing

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +6.6/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Motivated Seller, Very nice 3 bed / 2 bath home in move-in ready condition! This well-maintained 4 side brick home features numerous upgrades throughout, making it perfect for an easy, stress-free move. Situated on a corner lot, all-brick exterior and includes all-electric appliances.

Key facts

• Corner lot
• All brick exterior
• 1 acre lot

Tags

• CORNER LOT
• ALL BRICK EXTERIOR
• ALL ELECTRIC APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#132 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Coffeeville School District (rural): math 4% / reading 12% proficiency, ranked #122 of 130 in MS (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 24 units permitted in Yalobusha County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($608 loan paydown + $3k appreciation (3.2% local appreciation)).
• Yalobusha County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.86×
• Total profit: $21,125
• Equity at exit: $40,705

10-year hold

• IRR: 16.4%
• Equity multiple: 3.46×
• Total profit: $60,692
• Equity at exit: $63,629

Cash invested: $24,640 (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 38922

• Home prices YoY: 2.9%
• Active inventory: 27
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $148

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 80%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   days on market $88,000 Active 64 DOM
2. 2026-06-15
   days on market $88,000 Active 63 DOM
3. 2026-06-14
   days on market $88,000 Active 61 DOM
4. 2026-06-12
   days on market $88,000 Active 60 DOM
5. 2026-06-09
   days on market $88,000 Active 57 DOM
6. 2026-06-08
   days on market $88,000 Active 56 DOM
7. 2026-06-07
   days on market $88,000 Active 55 DOM
8. 2026-06-05
   days on market $88,000 Active 52 DOM
9. 2026-06-03
   days on market $88,000 Active 51 DOM
10. 2026-06-02
    days on market $88,000 Active 50 DOM
11. 2026-06-01
    days on market $88,000 Active 49 DOM
12. 2026-05-31
    days on market $88,000 Active 48 DOM
13. 2026-05-30
    days on market $88,000 Active 47 DOM
14. 2026-05-19
    price $89,000 286-char remark

    Show marketing remark (287 chars)

    Motivated Seller, Very nice 3 bed / 2 bath home in move-in ready condition! This well-maintained 4 side brick home features numerous upgrades throughout, making it perfect for an easy, stress-free move. Situated on a corner lot, all-brick exterior and includes all-electric appliances.

15. 2026-05-19
    price $89,000 287-char remark

    Show marketing remark (287 chars)

    Motivated Seller, Very nice 3 bed / 2 bath home in move-in ready condition! This well-maintained 4 side brick home features numerous upgrades throughout, making it perfect for an easy, stress-free move. Situated on a corner lot, all-brick exterior and includes all-electric appliances.

16. 2026-04-28
    price $94,999 286-char remark

    Show marketing remark (287 chars)

    Motivated Seller, Very nice 3 bed / 2 bath home in move-in ready condition! This well-maintained 4 side brick home features numerous upgrades throughout, making it perfect for an easy, stress-free move. Situated on a corner lot, all-brick exterior and includes all-electric appliances.

17. 2026-04-28
    price $94,999 287-char remark

    Show marketing remark (287 chars)

    Motivated Seller, Very nice 3 bed / 2 bath home in move-in ready condition! This well-maintained 4 side brick home features numerous upgrades throughout, making it perfect for an easy, stress-free move. Situated on a corner lot, all-brick exterior and includes all-electric appliances.

18. 2026-04-11
    listed $99,000 Active 286-char remark

    Show marketing remark (286 chars)

    Motivated Seller, Very nice 3 bed / 2 bath home in move-in ready condition! This well-maintained 4 side brick home features numerous upgrades throughout, making it perfect for an easy, stress-free move. Situated on a corner lot, all-brick exterior and includes all-electric appliances.

19. 2026-04-10
    listed $99,000 Active 287-char remark

    Show marketing remark (287 chars)

    Motivated Seller, Very nice 3 bed / 2 bath home in move-in ready condition! This well-maintained 4 side brick home features numerous upgrades throughout, making it perfect for an easy, stress-free move. Situated on a corner lot, all-brick exterior and includes all-electric appliances.

20. 1984-10-22
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,489
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,560
• Taxable income: $402
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $1,682/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: Coffeeville School District
• NCES district ID: 2801140
• Math proficiency: 4% ▼ -29.00%
• Reading proficiency: 12% ▼ -14.00%
• Median HH income: $33,357
• Composite: 6.34/100
• National rank: #10001
• State rank: #122 of 130 in MS

Livability — Coffeeville

• Score: 64/100
• State rank: #132
• US rank: #14222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,126

Population outlook (Yalobusha County) Hauer SSP2

• Today (2025): 12,062 people
• By 2030: 11,811 · -2.1%
• By 2040: 11,297 · -6.3%
• By 2050: 10,771 · -10.7%
• By 2075: 9,679 · -19.8%
• By 2100: 8,400 · -30.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 41% Two or more races 2%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 0% · Vietnam
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Yalobusha

• 2024 margin: Strong R (+20.9) · D 38.9% · R 59.9% · Other 1.2%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.0pp · 2024: -20.9pp
• All cycles: 2024: R+20.9 2020: R+13.6 2016: R+13.1 2012: R+4.4 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 114.2626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.1% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $89,000 NCMBR
• 2026-05-19 Price Changed $89,000 MLSU
• 2026-04-28 Price Changed $94,999 NCMBR
• 2026-04-28 Price Changed $94,999 MLSU
• 2026-04-11 Listed $99,000 NCMBR
• 2026-04-10 Listed $99,000 MLSU
• 1984-10-22 Sold (Public Records) — Public Records