72 T J Verdell St · Macon, MS 39341

$115,000

4 bd · 1.0 ba · 1,737 sqft · Other public records · 82 Days on market

Built 1970 0.58 ac lot ↓ 8% 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 +18.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks

Home for the Holidays, Take a look at this beautiful home with 3 bedrooms, 2 bathrooms with a Bonus room for a 4th bedroom and 2nd bathroom, Kitchen and dining combo. Screened back porch. Large lot with additional workshop/parking and storage. .

Key facts

• Screened back porch
• Bonus room
• Large lot

Tags

• BONUS ROOM
• SCREENED BACK PORCH
• LARGE LOT
• ADDITIONAL WORKSHOP

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (0.1% below list).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#288 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Noxubee County School District (rural): math 3% / reading 14% proficiency, ranked #123 of 130 in MS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Earl Nash Elementary School (math 3% / reading 16%, grade F, #331 of 375 statewide, top 88%, 675 students, 100% FRL); B F Liddell Middle School (math 4% / reading 9%, grade F, #171 of 179 statewide, top 97%, 306 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in Noxubee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (2.9% local appreciation)).
• Noxubee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.64×
• Total profit: $20,507
• Equity at exit: $51,138

10-year hold

• IRR: 13.4%
• Equity multiple: 2.98×
• Total profit: $63,661
• Equity at exit: $78,368

Cash invested: $32,200 (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 39341

• Home prices YoY: 2.8%
• Active inventory: 2
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $113

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $192	-5% $152	+0% $113	+5% $73	+10% $33
Rent	-10% $22	-5% $67	+0% $113	+5% $158	+10% $203
Rate	-1.0pp $171	-0.5pp $142	base $113	+0.5pp $83	+1.0pp $53

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-02-07
   status Pending
2. 2026-01-19
   price $115,000
3. 2025-11-16
   listed $125,000 Active

ⓘ 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 ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $13,783
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,345
• Taxable loss: −$510
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,474/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: Noxubee County School District
• NCES district ID: 2803300
• Math proficiency: 3% ▼ -10.00%
• Reading proficiency: 14% ▼ -3.00%
• Median HH income: $27,558
• Composite: 6.19/100
• National rank: #10008
• State rank: #123 of 130 in MS

Livability — Macon

• Score: 57/100
• State rank: #288
• US rank: #21907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Macon, MS
• Population (ZIP): 6,929

Population outlook (Noxubee County) Hauer SSP2

• Today (2025): 10,131 people
• By 2030: 9,599 · -5.3%
• By 2040: 8,460 · -16.5%
• By 2050: 7,394 · -27.0%
• By 2075: 5,730 · -43.4%
• By 2100: 4,820 · -52.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (76%)
• Race & ethnicity: Black 76% White 23%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Noxubee

• 2024 margin: Solid D (+47.6) · D 73.5% · R 25.9%
• 2008→2024 swing: -5.6pp toward R · 2008: 53.2pp · 2024: 47.6pp
• All cycles: 2024: D+47.6 2020: D+52.4 2016: D+56.9 2012: D+57.4 2008: D+53.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.91%
• Current HPI: 106.3904
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.0% since first listed

3 events — show timeline

• 2026-02-07 Pending — MLSU
• 2026-01-19 Price Changed $115,000 MLSU
• 2025-11-16 Listed $125,000 MLSU