512 Oakview Dr · Sardis, MS 38655

$120,995

2 bd · 1.0 ba · 800 sqft · Other public records · 31 Days on market

Built 1993 1.40 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the charm of small town living with the bonus of being just minutes from the lake. Nestled in a peaceful setting, this property also features the beauty of a scenic pond right across the street - the perfect view to start and end the day. Whether you're looking for a weekend getaway or a place to call home, this one offers comfort, relaxation, and a little slice of Mississippi beauty. "AS IS"

Key facts

• Scenic pond view
• 1.4 acre lot
• Garage

Tags

• SCENIC POND VIEW

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Private well water; Septic tank sewer
• Home design: Residential property; Located on a 1.4-acre lot; Zoned BATESVILLE - AGR
• Construction: Wood siding construction
• Exterior features: Front porch; Metal roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; Window air conditioning units
• Interior features: Wood-burning fireplace; Electric water heater
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $121k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $117k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#235 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D+, amenities F, commute F.
• North Panola School District (rural): math 2% / reading 8% proficiency, ranked #129 of 130 in MS (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Como Primary (266 students, 100% FRL); North Panola Middle School (math 4% / reading 10%, grade F, #170 of 179 statewide, top 95%, 281 students, 100% FRL); North Panola High School (math 2% / reading 8%, grade F, #193 of 197 statewide, top 99%, 374 students, 100% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 857 active listings in the ZIP; 10 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $836 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Panola County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $117,365 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.02%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.52×
• Total profit: $17,693
• Equity at exit: $18,041

10-year hold

• IRR: 23.1%
• Equity multiple: 3.15×
• Total profit: $72,674
• Equity at exit: $10,461

Cash invested: $33,879 (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 38655

• Rents YoY: 4.8%
• Active inventory: 857
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $537

Break-even live

Break-even rent $969

Max offer price $120,995

Occupancy floor 62%

Sensitivity live

Price	-10% $605	-5% $571	+0% $537	+5% $503	+10% $468
Rent	-10% $407	-5% $472	+0% $537	+5% $602	+10% $667
Rate	-1.0pp $598	-0.5pp $568	base $537	+0.5pp $506	+1.0pp $474

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: $30,249
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $120,995 Active 31 DOM
2. 2026-06-21
   days on market $120,995 Active 30 DOM
3. 2026-06-19
   days on market $120,995 Active 28 DOM
4. 2026-06-18
   days on market $120,995 Active 27 DOM
5. 2026-06-17
   days on market $120,995 Active 26 DOM
6. 2026-06-16
   days on market $120,995 Active 25 DOM
7. 2026-06-15
   days on market $120,995 Active 24 DOM
8. 2026-06-14
   days on market $120,995 Active 22 DOM
9. 2026-06-12
   days on market $120,995 Active 21 DOM
10. 2026-06-09
    days on market $120,995 Active 18 DOM
11. 2026-06-08
    days on market $120,995 Active 17 DOM
12. 2026-06-07
    days on market $120,995 Active 16 DOM
13. 2026-06-05
    days on market $120,995 Active 13 DOM
14. 2026-06-02
    days on market $120,995 Active 11 DOM
15. 2026-06-01
    days on market $120,995 Active 10 DOM
16. 2026-05-31
    days on market $120,995 Active 9 DOM
17. 2026-05-30
    days on market $120,995 Active 8 DOM
18. 2026-05-22
    listed $120,995 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: $963 · $80/mo
• Projected year-2 tax: $963 · $80/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 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,777
• − Mortgage interest: −$6,778
• − Property taxes: −$963
• − Insurance: −$605
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$3,520
• Taxable income: $4,748
• Est. tax owed @ 24.0%: −$1,140
• After-tax cash flow: $5,303/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: North Panola School District
• NCES district ID: 2803210
• Math proficiency: 2% ▼ -35.00%
• Reading proficiency: 8% ▼ -11.00%
• Median HH income: $32,344
• Composite: 3.77/100
• National rank: #10066
• State rank: #129 of 130 in MS

Livability — Sardis

• Score: 59/100
• State rank: #235
• US rank: #19654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lafayette County · 46,156 people
• Metro: Oxford, MS
• Population (ZIP): 46,156
• Household income: $68,235
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1892.0

Population outlook (Panola County) Hauer SSP2

• Today (2025): 32,645 people
• By 2030: 31,477 · -3.6%
• By 2040: 28,894 · -11.5%
• By 2050: 26,108 · -20.0%
• By 2075: 19,292 · -40.9%
• By 2100: 12,787 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Hispanic / Latino 4% Asian 2% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Panola

• 2024 margin: R (+14.8) · D 42.0% · R 56.9% · Other 1.1%
• 2008→2024 swing: -21.4pp toward R · 2008: 6.5pp · 2024: -14.8pp
• All cycles: 2024: R+14.8 2020: R+4.2 2016: R+0.5 2012: D+8.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.86%
• Current HPI: 211.5486
• Rent YoY: ▲ 4.85%
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $120,995 NCMBR

Property tax history

+8.9%/yr

Latest (2025): $963 · +29.5% YoY. Source: county tax records.