42 Minor Rd · Starkville, MS 39759

$235,000

4 bd · 2.0 ba · 780 sqft · SingleFamily public records · 21 Days on market

Built 2001

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Why this score? — see what drove the D- 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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

2 story home, with masterbedrood upstairs and downstairs, New roof, new paint inside and outside, new hardwood and linoleum flooring, new kitchen cabinets, all new stainless steel appliances(refrigerator, oven and dishwasher), anew PEX pipes inside and outside, new ceiling fans and fixtures, new shutters, all new door jabs and doors throughout entire house, All new toilets and vanities

Key facts

• New paint
• New kitchen cabinets
• New roof

Tags

• NEW ROOF
• NEW PAINT
• NEW HARDWOOD FLOORING
• NEW LINOLEUM FLOORING
• NEW KITCHEN CABINETS
• NEW STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (31.4% below list).
• Recommended offer: $161k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.2% in Starkville — 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 (#54 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, health & safety A-; Watch: schools F, amenities F, commute F.
• Market conditions: Rents rising (+4.0%/yr); 51 active listings in the ZIP; 66 units permitted in Oktibbeha County in 2024 (12 in 5+ unit buildings).
• This rent runs 42% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Oktibbeha County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; moderate 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 $161,127 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-47,582
• Equity at exit: $35,039

10-year hold

• IRR: -12.2%
• Equity multiple: 0.25×
• Total profit: $-49,304
• Equity at exit: $20,319

Cash invested: $65,800 (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 39759

• Rents YoY: 4.0%
• Active inventory: 51
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-173

Break-even live

Break-even rent $1,830

Max offer price $204,479

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-106	+0% $-173	+5% $-239	+10% $-306
Rent	-10% $-300	-5% $-236	+0% $-173	+5% $-109	+10% $-45
Rate	-1.0pp $-54	-0.5pp $-113	base $-173	+0.5pp $-234	+1.0pp $-296

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   days on market $235,000 Active 21 DOM
2. 2026-06-14
   days on market $235,000 Active 19 DOM
3. 2026-06-12
   days on market $235,000 Active 18 DOM
4. 2026-06-09
   days on market $235,000 Active 15 DOM
5. 2026-06-08
   days on market $235,000 Active 14 DOM
6. 2026-06-07
   days on market $235,000 Active 13 DOM
7. 2026-06-05
   days on market $235,000 Active 10 DOM
8. 2026-06-03
   days on market $235,000 Active 9 DOM
9. 2026-06-02
   days on market $235,000 Active 8 DOM
10. 2026-06-01
    days on market $235,000 Active 7 DOM
11. 2026-05-31
    days on market $235,000 Active 6 DOM
12. 2026-05-30
    days on market $235,000 Active 5 DOM
13. 2026-05-26
    listed $235,000 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: $1,385 · $115/mo
• Projected year-2 tax: $1,857 · $155/mo
• Expected delta: +$472/yr (+$39/mo · 34.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $19,335
• − Mortgage interest: −$13,164
• − Property taxes: −$1,385
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$6,836
• Taxable loss: −$6,318
• Est. tax savings @ 24.0%: +$1,516
• After-tax cash flow: $-557/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)

No district data.

Livability — Starkville

• Score: 69/100
• State rank: #54
• US rank: #8611

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oktibbeha County · 42,783 people
• City population: 42,783
• Metro: Starkville, MS
• Population (ZIP): 42,783
• Household income: $46,398
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 3648.0

Population outlook (Oktibbeha County) Hauer SSP2

• Today (2025): 55,451 people
• By 2030: 59,182 · +6.7%
• By 2040: 66,259 · +19.5%
• By 2050: 73,899 · +33.3%
• By 2075: 96,183 · +73.5%
• By 2100: 111,630 · +101.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Black 37% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Oktibbeha

• 2024 margin: Toss-up / Even · D 49.0% · R 49.3% · Other 1.7%
• 2008→2024 swing: -0.3pp no change · 2008: 0.0pp · 2024: -0.3pp
• All cycles: 2024: R+0.3 2020: D+6.5 2016: D+1.1 2012: D+1.9 2008: D+0.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.72%
• Current HPI: 151.1722
• Rent YoY: ▲ 3.97%
• Metro: Starkville, MS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $235,000 FSBO.com

Property tax history

+1.4%/yr

Latest (2025): $1,385 · +0.3% YoY. Source: county tax records.