122 N Columbia St · Pontotoc, MS 38863

$89,000

2 bd · 1.0 ba · 1,227 sqft · SingleFamily public records · 21 Days on market

Built 1993 10,454 sqft lot ↓ 41% 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity available! Priced at only $89,000 homes like this are hard to find in today's market. 2BR/1BA cottage located in the heart of Pontotoc city limits! Conveniently situated near downtown, the Tanglefoot Trail, local shopping, restaurants, and the hospital, this adorable home offers both convenience and small-town charm. Enjoy a spacious shaded yard and large wooden rear deck perfect for relaxing or entertaining. The beautifully landscaped lot adds to the home's curb appeal and gives a welcoming feel. Don't miss the chance to make it your own! Information is deemed reliable but is not guaranteed.

Key facts

• Heart of pontotoc
• Near downtown
• Tanglefoot trail

Tags

• INVESTMENT OPPORTUNITY
• HEART OF PONTOTOC
• NEAR DOWNTOWN
• TANGLEFOOT TRAIL
• LOCAL SHOPPING
• LARGE WOODEN REAR DECK

Property features AI

Exterior

• Utilities: Public water; Natural gas available
• Home design: Single-family residence; Traditional style; 1 story
• Construction: Asphalt roof
• Exterior features: Deck

Interior

• Kitchen: Microwave; Range
• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Microwave; Range; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#42 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pontotoc City Schools (town): math 48% / reading 42% proficiency, ranked #26 of 130 in MS (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 98 active listings in the ZIP; 86 units permitted in Pontotoc County in 2024 (60 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

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: 1.10% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,059
• Equity at exit: $13,270

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $20,750
• Equity at exit: $7,695

Cash invested: $24,920 (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 38863

• Active inventory: 98
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $244

Break-even live

Break-even rent $670

Max offer price $89,000

Occupancy floor 70%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   status $89,000 Pending 21 DOM
2. 2026-06-09
   days on market $89,000 Active 21 DOM
3. 2026-06-08
   days on market $89,000 Active 20 DOM
4. 2026-06-07
   days on market $89,000 Active 19 DOM
5. 2026-06-05
   days on market $89,000 Active 16 DOM
6. 2026-06-03
   days on market $89,000 Active 15 DOM
7. 2026-06-02
   days on market $89,000 Active 14 DOM
8. 2026-06-01
   days on market $89,000 Active 13 DOM
9. 2026-05-31
   days on market $89,000 Active 12 DOM
10. 2026-05-30
    days on market $89,000 Active 11 DOM
11. 2026-05-19
    listed $89,000 Active
12. 2026-05-12
    status Active
13. 2026-04-01
    price $105,000
14. 2026-03-14
    status Active
15. 2025-10-28
    price $118,500
16. 2025-10-11
    price $120,000
17. 2025-08-23
    price $145,000
18. 2025-07-14
    listed $150,000 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: $306 · $26/mo
• Projected year-2 tax: $703 · $59/mo
• Expected delta: +$397/yr (+$33/mo · 129.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,741
• − Mortgage interest: −$4,985
• − Property taxes: −$306
• − Insurance: −$445
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,589
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,555/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: Pontotoc City Schools
• NCES district ID: 2803690
• Math proficiency: 48% ▼ -11.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $41,297
• Composite: 37.84/100
• National rank: #4329
• State rank: #26 of 130 in MS

Livability — Pontotoc

• Score: 70/100
• State rank: #42
• US rank: #7952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pontotoc, MS
• Population (ZIP): 18,849

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 32,690 people
• By 2030: 33,445 · +2.3%
• By 2040: 34,588 · +5.8%
• By 2050: 35,066 · +7.3%
• By 2075: 35,241 · +7.8%
• By 2100: 32,290 · -1.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+67.7) · D 15.7% · R 83.5%
• 2008→2024 swing: -15.3pp toward R · 2008: -52.4pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+62.2 2016: R+62.0 2012: R+53.6 2008: R+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.57%
• Current HPI: 133.2669
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-40.7% since first listed

8 events — show timeline

• 2026-05-19 Listed $89,000 NEMSBD
• 2026-05-12 Relisted — NEMSBD
• 2026-04-01 Price Changed $105,000 NEMSBD
• 2026-03-14 Relisted — NEMSBD
• 2025-10-28 Price Changed $118,500 NEMSBD
• 2025-10-11 Price Changed $120,000 NEMSBD
• 2025-08-23 Price Changed $145,000 NEMSBD
• 2025-07-14 Listed $150,000 NEMSBD

Property tax history

+6.2%/yr

Latest (2025): $306 · +4.8% YoY. Source: county tax records.