2162 Richard Rd · Magnolia, MS 39652

$85,000

2 bd · 1.0 ba · 1,183 sqft · SingleFamily public records · 8 Days on market

Built 1977 1.09 ac lot $72/sqft · 44% below area Est $153k · 44% under ↓ 11% since listing

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to country living! This brick rancher sits on a sprawling 1.09-acre lot, offering peace and privacy. A perfect starter home or investment opportunity, this property promises a simpler, more relaxed lifestyle. This home currently does have a renter in it. Home does need some updates.

Key facts

• 1.09 acre lot
• Built 1977
• Listed 8 days

Property features AI

Exterior

• Utilities: Septic tank sewer; Community water; Electricity available; Water service available
• Home design: Single-family residence (house); One level
• Construction: Brick construction; Slab foundation; Built (year source: assessor)
• Exterior features: Composition roof; Lot approximately 1.09 acres; Zoned General Residence District

Interior

• Kitchen: Free-standing range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Free-standing range

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$153,027) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 57/100 on livability (#281 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools F, amenities F.
• South Pike School District (rural): math 12% / reading 21% proficiency, ranked #105 of 130 in MS (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 48 active listings in the ZIP; 10 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pike County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $85,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (median comp): $153,027
• List price: $85,000
• Delta: -37.92%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,094
• Equity at exit: $12,674

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $20,092
• Equity at exit: $7,349

Cash invested: $23,800 (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 39652

• Home prices YoY: -27.8%
• Active inventory: 48
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $233

Break-even live

Break-even rent $709

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $282	-5% $258	+0% $233	+5% $209	+10% $185
Rent	-10% $154	-5% $194	+0% $233	+5% $273	+10% $313
Rate	-1.0pp $276	-0.5pp $255	base $233	+0.5pp $211	+1.0pp $189

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $85,000 Active 8 DOM
2. 2026-06-18
   days on market $85,000 Active 6 DOM
3. 2026-06-17
   days on market $85,000 Active 5 DOM
4. 2026-06-16
   days on market $85,000 Active 4 DOM
5. 2026-06-15
   days on market $85,000 Active 3 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $85,000 Active 1 DOM
7. 2026-05-15
   historical
8. 2025-05-12
   listed $95,000 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: $945 · $79/mo
• Projected year-2 tax: $945 · $79/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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,051
• − Mortgage interest: −$4,761
• − Property taxes: −$945
• − Insurance: −$425
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,473
• Taxable income: $1,519
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,437/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: South Pike School District
• NCES district ID: 2804080
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 21% ▼ -3.00%
• Median HH income: $29,674
• Composite: 13.04/100
• National rank: #9566
• State rank: #105 of 130 in MS

Livability — Magnolia

• Score: 57/100
• State rank: #281
• US rank: #21653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,522

Population outlook (Pike County) Hauer SSP2

• Today (2025): 38,766 people
• By 2030: 37,874 · -2.3%
• By 2040: 35,743 · -7.8%
• By 2050: 33,276 · -14.2%
• By 2075: 26,799 · -30.9%
• By 2100: 18,562 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 48% White 45% Two or more races 4% Hispanic / Latino 3% Native American 1%
• Common ancestry: Italian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Pike

• 2024 margin: Toss-up / Even · D 47.8% · R 51.3%
• 2008→2024 swing: -7.0pp toward R · 2008: 3.5pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+1.0 2016: R+0.7 2012: D+7.6 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.13%
• Current HPI: 109.6214
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.5% since first listed

3 events — show timeline

• 2026-06-12 Listed $85,000 MLSU
• 2026-05-15 Listing Removed — MLSU
• 2025-05-12 Listed $95,000 MLSU

Property tax history

+1.9%/yr

Latest (2025): $945 · +12.9% YoY. Source: county tax records.