895 Scr 131b · Polkville, MS 39117

$50,000

2 bd · 3.0 ba · 1,320 sqft · SingleFamily public records · 5 Days on market

Built 1979 5.00 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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the peaceful countryside of Smith County, Mississippi, this 2-bedroom, 3-bathroom home situated on approximately 5± acres of 16th Section Land offers the perfect opportunity for first-time homebuyers, investors, or anyone seeking a quiet rural retreat. Surrounded by nature and tucked away from the hustle and bustle of city life, this property provides the privacy and tranquility that so many buyers are searching for. The home's unique layout features two bedrooms and three bathrooms, offering flexibility for family living, guests, or future customization. With ample space both inside and out, this property presents an excellent opportunity to add your personal touch and cr

Key facts

• 16th section land
• Convenient access
• Ample space

Tags

• 16TH SECTION LAND
• AMPLE SPACE
• SECLUDED SETTING
• CONVENIENT ACCESS
• DESIRABLE RURAL LOCATION

Property features AI

Finance

• Other: Parcel number 045-16-000-008; Directions: From I-20 in Morton, take Exit 77, slight right onto the ramp to Puckett; merge onto MS-13 for 9.8 miles; turn left onto S C Rd 131; in 1.4 miles turn left onto County Rd 131B; property will be on the left in 0.9 miles.

Exterior

• Parking: Other parking
• Utilities: Sewer: other; Water source: other; Other utilities
• Home design: Single family residence; One level
• Construction: 1,320 building area (per assessor); Year built (source: assessor)
• Exterior features: Other exterior features; 5-acre lot

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating present (type: other); Cooling present (type: other)
• Interior features: Other built-in appliances

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 58/100 on livability (#269 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Smith County School District (rural): math 35% / reading 35% proficiency, ranked #55 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (6.0% local appreciation)).
• Smith County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1979 — 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. 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: 2.18% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.23%
• DSCR: 3.10
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.2%
• Equity multiple: 4.53×
• Total profit: $49,367
• Equity at exit: $31,264

10-year hold

• IRR: 53.1%
• Equity multiple: 9.41×
• Total profit: $117,760
• Equity at exit: $56,552

Cash invested: $14,000 (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 39117

• Home prices YoY: 3.8%
• Active inventory: 36
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $551

Break-even live

Break-even rent $391

Max offer price $50,000

Occupancy floor 44%

Sensitivity live

Price	-10% $579	-5% $565	+0% $551	+5% $537	+10% $523
Rent	-10% $465	-5% $508	+0% $551	+5% $594	+10% $637
Rate	-1.0pp $576	-0.5pp $564	base $551	+0.5pp $538	+1.0pp $525

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $50,000 Active 5 DOM
2. 2026-06-18
   days on market $50,000 Active 2 DOM
3. 2026-06-16
   remarks 692-char remark
4. 2026-06-16
   listed $50,000 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: $309 · $26/mo
• Projected year-2 tax: $395 · $33/mo
• Expected delta: +$86/yr (+$7/mo · 27.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,061
• − Mortgage interest: −$2,801
• − Property taxes: −$309
• − Insurance: −$250
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$1,455
• Taxable income: $6,156
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $5,135/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: Smith County School District
• NCES district ID: 2804020
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $36,791
• Composite: 29.09/100
• National rank: #6597
• State rank: #55 of 130 in MS

Livability — Polkville

• Score: 58/100
• State rank: #269
• US rank: #21209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Polkville, MS
• Population (ZIP): 9,638

Population outlook (Smith County) Hauer SSP2

• Today (2025): 15,231 people
• By 2030: 14,658 · -3.8%
• By 2040: 13,448 · -11.7%
• By 2050: 12,234 · -19.7%
• By 2075: 9,527 · -37.4%
• By 2100: 7,537 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 57% Black 20% Hispanic / Latino 19% Two or more races 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+60.7) · D 19.4% · R 80.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -51.7pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+56.0 2016: R+56.6 2012: R+50.2 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.95%
• Current HPI: 163.0304
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-16 Listed $50,000 MLSU

Property tax history

-4.7%/yr

Latest (2025): $309 · +23.9% YoY. Source: county tax records.