1520 Allman Trl · Bogue Chitto, MS 39629

$82,880

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 6 Days on market

Built 2000 8.40 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 1520 Allman Trail SW, Bogue Chitto, MS. This 3-bedroom, 2-bath brick home offers approximately 1,066 square feet of living space and is situated on 8.4 acres. The home features a living room, kitchen, washroom, brick and siding exterior, carport, and ample outdoor space. The property presents potential for renovation, restoration, or investment purposes. Property is being sold strictly as-is. Buyer to verify all information deemed important. Some photographs have been digitally enhanced for marketing purposes, including adjustments to lighting, color, and image clarity. Enhanced images are provided in addition to photographs reflecting the property's current condition.

Key facts

• Ample outdoor space
• Siding exterior
• Brick home

Tags

• BRICK HOME
• SIDING EXTERIOR
• AMPLE OUTDOOR SPACE
• POTENTIAL FOR RENOVATION
• POTENTIAL FOR RESTORATION

Property features AI

Exterior

• Parking: Attached carport (1 space); Carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; House; One story; Living area recorded as 1,066 (per public records)
• Construction: Brick veneer construction; Slab foundation
• Exterior features: Asphalt shingle roof; Lot size about 8.4 acres

Interior

• Kitchen: Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Cap rate 9.8% vs local median 2.9% in Bogue Chitto — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 45/100 on livability (#353 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Lincoln County School District (rural): math 33% / reading 42% proficiency, ranked #46 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 10 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at -12% 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 $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $82,880

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. 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?
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 6.8

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,969
• Equity at exit: $12,358

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $21,574
• Equity at exit: $7,166

Cash invested: $23,206 (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 39629

• Home prices YoY: -22.4%
• Active inventory: 38
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $242

Break-even live

Break-even rent $717

Max offer price $82,880

Occupancy floor 71%

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: $20,720
• Closing costs: $2,486
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $82,880 Active 6 DOM
2. 2026-06-17
   days on market $82,880 Active 5 DOM
3. 2026-06-16
   days on market $82,880 Active 4 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-15
   days on market $82,880 Active 3 DOM
6. 2026-06-13
   remarks 467-char remark
7. 2026-06-13
   listed $82,880 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: $1,164 · $97/mo
• Projected year-2 tax: $1,164 · $97/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $12,270
• − Mortgage interest: −$4,643
• − Property taxes: −$1,164
• − Insurance: −$414
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,411
• Taxable income: $1,675
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,497/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: Lincoln County School District
• NCES district ID: 2802640
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,493
• Composite: 31.58/100
• National rank: #5950
• State rank: #46 of 130 in MS

Livability — Bogue Chitto

• Score: 45/100
• State rank: #353
• US rank: #26644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,460

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,188 people
• By 2030: 33,627 · -1.6%
• By 2040: 32,089 · -6.1%
• By 2050: 29,981 · -12.3%
• By 2075: 23,581 · -31.0%
• By 2100: 16,413 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 18% Two or more races 2%
• Common ancestry: Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Arabic 1% Other Indo-European 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+45.4) · D 27.0% · R 72.3%
• 2008→2024 swing: -13.2pp toward R · 2008: -32.2pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+39.0 2016: R+40.1 2012: R+31.1 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.43%
• Current HPI: 167.6789
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-12 Listed $82,880 MLSU
• 2004-05-10 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2024): $1,164 · -1.0% YoY. Source: county tax records.