SCR 541 · Forest, MS 39074

$99,999

3 bd · 1.0 ba · 1,300 sqft · SingleFamily · 217 Days on market

Built 1988 $77/sqft · 24% below area Est $132k · 24% under

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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 +21.0/30.0
• ARV discount +15.0/15.0
• Appreciation +8.9/10.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Nice brick house nestled in 1 acre of hunting land secluded plenty of privacy. Wonderful, Shade peaceful location

Key facts

• Brick house
• Hunting land
• Peaceful location

Tags

• BRICK HOUSE
• HUNTING LAND
• PLENTY OF PRIVACY
• PEACEFUL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.8% in Forest — 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 69/100 on livability (#55 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools F, crime F.
• Forest Municipal School District (town): math 25% / reading 19% proficiency, ranked #88 of 130 in MS (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 61 active listings in the ZIP; 19 units permitted in Scott County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($691 loan paydown + $8k appreciation (7.8% local appreciation)).
• Scott County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $132,063
• List price: $99,999
• Delta: -24.28%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Wicker St	0.53mi	3/1.0	1,362 (+5%)	13mo	$135,000	$99	57

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

Projected returns pro-forma

7.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.74×
• Total profit: $48,712
• Equity at exit: $74,403

10-year hold

• IRR: 22.0%
• Equity multiple: 5.81×
• Total profit: $134,661
• Equity at exit: $146,217

Cash invested: $28,000 (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 39074

• Home prices YoY: 4.8%
• Active inventory: 61
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $141

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 82%

Sensitivity live

Price	-10% $210	-5% $175	+0% $141	+5% $106	+10% $72
Rent	-10% $58	-5% $99	+0% $141	+5% $183	+10% $224
Rate	-1.0pp $191	-0.5pp $166	base $141	+0.5pp $115	+1.0pp $89

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $99,999 Active 217 DOM
2. 2026-06-18
   days on market $99,999 Active 215 DOM
3. 2026-06-17
   days on market $99,999 Active 214 DOM
4. 2026-06-16
   days on market $99,999 Active 213 DOM
5. 2026-06-15
   days on market $99,999 Active 212 DOM
6. 2026-06-13
   days on market $99,999 Active 210 DOM
7. 2026-06-12
   days on market $99,999 Active 209 DOM
8. 2026-06-09
   days on market $99,999 Active 206 DOM
9. 2026-06-08
   days on market $99,999 Active 205 DOM
10. 2026-06-07
    days on market $99,999 Active 204 DOM
11. 2026-06-05
    days on market $99,999 Active 202 DOM
12. 2026-06-04
    days on market $99,999 Active 200 DOM
13. 2026-06-02
    days on market $99,999 Active 199 DOM
14. 2026-06-01
    days on market $99,999 Active 198 DOM
15. 2026-05-31
    days on market $99,999 Active 197 DOM
16. 2025-11-15
    listed $99,999 Active 113-char remark

    Show marketing remark (113 chars)

    Nice brick house nestled in 1 acre of hunting land secluded plenty of privacy. Wonderful, Shade peaceful location

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $12,638
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,909
• Taxable income: $106
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $1,666/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: Forest Municipal School District
• NCES district ID: 2801470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $34,190
• Composite: 18.09/100
• National rank: #8973
• State rank: #88 of 130 in MS

Livability — Forest

• Score: 69/100
• State rank: #55
• US rank: #8727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest, MS
• Population (ZIP): 14,423

Population outlook (Scott County) Hauer SSP2

• Today (2025): 28,200 people
• By 2030: 27,923 · -1.0%
• By 2040: 26,898 · -4.6%
• By 2050: 25,341 · -10.1%
• By 2075: 20,244 · -28.2%
• By 2100: 13,845 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 41% White 39% Hispanic / Latino 15% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+23.9) · D 37.7% · R 61.6%
• 2008→2024 swing: -10.6pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+18.2 2016: R+17.7 2012: R+9.0 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.77%
• Current HPI: 169.2022
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-11-15 Listed $99,999 ForSaleByOwner.com