411 Martin Luther King Junior Dr · Poplarville, MS 39470

$99,900

2 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 14 Days on market

Built 1987 Good condition 0.56 ac lot Est $192k · 48% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 2-bath home on a large lot, offering great potential for the right buyer. The open-concept living area flows into a second living space, perfect for a family room, home office, or entertainment area. Spacious yard provides room for gardening, play, or future expansion. Bring your vision and make this property shine!

Key facts

• Spacious yard
• Second living space
• 0.56 acre lot

Tags

• OPEN-CONCEPT LIVING AREA
• SECOND LIVING SPACE
• SPACIOUS YARD

Property features AI

Finance

• HOA & community: Playground; Restaurant nearby

Exterior

• Parking: Driveway
• Utilities: Public sewer; Community water; Electricity connected; Sewer connected; Water connected
• Home design: Single-family house; One story; Fixer condition; Entry level information not available; Facing direction not available
• Construction: Siding exterior; Pillar/post/pier foundation; Architectural shingle roof; Built area about 1,256 (source: assessor)
• Exterior features: Deck; Rear porch; Pie-shaped lot; Lot dimensions roughly 351x17x189x110x87x47x35

Interior

• Kitchen: Eat-in kitchen
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning (electric)
• Interior features: Eat-in kitchen; Water heater
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.5% vs local median 2.8% in Poplarville — 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 72/100 on livability (#27 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Poplarville Separate School District (rural): math 33% / reading 39% proficiency, ranked #52 of 130 in MS (top 40%) — 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: 190 active listings in the ZIP; 326 units permitted in Pearl River 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.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $99,900

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. 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.
3. 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.
4. 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: 1.08% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $192,168
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 W Larkin I Smith Dr	0.37mi	3/1.0 (+1)	1,204 (-4%)	2mo	$124,900	$104	65
308 W Beers St	0.36mi	2/1.0	1,203 (-4%)	12mo	$145,000	$121	62
109 N Barnett St	0.37mi	3/2.0 (+1)	1,357 (+8%)	8mo	$215,200	$159	57
313 S Woodard St	0.46mi	3/1.0 (+1)	1,326 (+6%)	11mo	$160,000	$121	51
133 Maria St	0.48mi	3/2.0 (+1)	1,370 (+9%)	11mo	$209,900	$153	48
412 N Main St	0.54mi	3/2.0 (+1)	1,382 (+10%)	21mo	$234,900	$170	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,509
• Equity at exit: $14,895

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $11,128
• 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 39470

• Home prices YoY: -18.1%
• Active inventory: 190
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $183

Break-even live

Break-even rent $852

Max offer price $99,900

Occupancy floor 78%

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 12 events

1. 2026-06-18
   days on market $99,900 Active 14 DOM
2. 2026-06-18
   status $99,900 Active 13 DOM
3. 2026-06-12
   statusdays on market $99,900 Pending 13 DOM
4. 2026-06-09
   days on market $99,900 Active 11 DOM
5. 2026-06-08
   days on market $99,900 Active 10 DOM
6. 2026-06-07
   days on market $99,900 Active 9 DOM
7. 2026-06-07
   days on market $99,900 Active 8 DOM
8. 2026-06-04
   days on market $99,900 Active 5 DOM
9. 2026-06-03
   days on market $99,900 Active 4 DOM
10. 2026-06-01
    days on market $99,900 Active 3 DOM
11. 2026-05-31
    days on market $99,900 Active 2 DOM
12. 2026-05-29
    listed $99,900 Active

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,287 · $107/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,003
• − Mortgage interest: −$5,596
• − Property taxes: −$1,287
• − Insurance: −$500
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,906
• Taxable income: $634
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,047/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom home is in good condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtubs — Dated appearance
• Minor Countertops — Need updating

Value-add opportunities

• Both Painting throughout — Fresh paint enhances curb appeal and interior
• Both Kitchen cabinets and countertops — Fresh cabinets and countertops improve functionality and aesthetics
• Both Bathtub and fixtures — Modernizing the bathrooms adds value and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtubs · Dated appearance	Minor	$500–3,000
Countertops · Need updating	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting throughout — Fresh paint enhances curb appeal and interior ↑
• Both Kitchen cabinets and countertops — Fresh cabinets and countertops improve functionality and aesthetics ↑
• Both Bathtub and fixtures — Modernizing the bathrooms adds value and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Poplarville Separate School District
• NCES district ID: 2803720
• Math proficiency: 33% ▼ -12.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $38,882
• Composite: 30.1/100
• National rank: #6339
• State rank: #52 of 130 in MS

Livability — Poplarville

• Score: 72/100
• State rank: #27
• US rank: #6434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poplarville, MS
• Population (ZIP): 12,872

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.36%
• Current HPI: 210.4161
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $99,900 MLSU

Property tax history

+5.2%/yr

Latest (2025): $1,287 · +6.2% YoY. Source: county tax records.