2794 Veterans Hwy W · Pontotoc, MS 38863

$39,000

1 bd · 1.0 ba · 400 sqft · SingleFamily · 260 Days on market

Built 2025 Good condition ↓ 34% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This skinny home started life as a 53 foot semi trailer and has been finished out with two Daikin24000 BTU mini splits, an AO Smith 50 gallon electric water heater, and fully insulated with R13 insulation. Plumbing installed by a licensed and bonded contractor. Professionally installed laminate floors. Butcher block countertops. Kenmore Elite W and D. Samsung electric stove and microwave. Cast iron claw foot tub. Single sink stone countertop bathroom vanity. 4 door armoire closet. All appliances pictured included. Delivery/setup included within 50 miles. Electric, sewage, and water connections have all been terminated and tested. Hookups are all one point connections.

Key facts

• R13 insulation
• Built 2025
• Listed 260 days

Tags

• DAIKIN 24000 BTU MINI SPLITS
• R13 INSULATION
• BUTCHER BLOCK COUNTERTOPS
• KENMORE ELITE W AND D
• CAST IRON CLAW FOOT TUB
• 4 DOOR ARMOIRE CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $39k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($782 rent vs $39k).
• Recommended offer: $34k (12.0% 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.01% ✓
• Cap rate: 17.02%
• Cash-on-cash: 38.30%
• DSCR: 2.70
• GRM: 4.2

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: 34.4%
• Equity multiple: 2.46×
• Total profit: $15,892
• Equity at exit: $5,815

10-year hold

• IRR: 41.3%
• Equity multiple: 4.89×
• Total profit: $42,471
• Equity at exit: $3,372

Cash invested: $10,920 (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: 4.2×

Monthly cashflow live

• Estimated rent: $782 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $349

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 50%

Sensitivity live

Price	-10% $376	-5% $362	+0% $349	+5% $335	+10% $322
Rent	-10% $287	-5% $318	+0% $349	+5% $379	+10% $410
Rate	-1.0pp $368	-0.5pp $358	base $349	+0.5pp $338	+1.0pp $328

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $39,000 Active 260 DOM
2. 2026-06-18
   days on market $39,000 Active 259 DOM
3. 2026-06-17
   days on market $39,000 Active 258 DOM
4. 2026-06-16
   days on market $39,000 Active 257 DOM
5. 2026-06-15
   days on market $39,000 Active 256 DOM
6. 2026-06-14
   days on market $39,000 Active 254 DOM
7. 2026-06-12
   days on market $39,000 Active 253 DOM
8. 2026-06-09
   days on market $39,000 Active 250 DOM
9. 2026-06-08
   days on market $39,000 Active 249 DOM
10. 2026-06-07
    days on market $39,000 Active 248 DOM
11. 2026-06-05
    days on market $39,000 Active 245 DOM
12. 2026-06-03
    days on market $39,000 Active 244 DOM
13. 2026-06-02
    days on market $39,000 Active 243 DOM
14. 2026-06-01
    days on market $39,000 Active 242 DOM
15. 2026-05-31
    days on market $39,000 Active 241 DOM
16. 2026-05-30
    days on market $39,000 Active 240 DOM
17. 2025-11-23
    price $39,000 676-char remark

    Show marketing remark (676 chars)

    This skinny home started life as a 53 foot semi trailer and has been finished out with two Daikin24000 BTU mini splits, an AO Smith 50 gallon electric water heater, and fully insulated with R13 insulation. Plumbing installed by a licensed and bonded contractor. Professionally installed laminate floors. Butcher block countertops. Kenmore Elite W and D. Samsung electric stove and microwave. Cast iron claw foot tub. Single sink stone countertop bathroom vanity. 4 door armoire closet. All appliances pictured included. Delivery/setup included within 50 miles. Electric, sewage, and water connections have all been terminated and tested. Hookups are all one point connections.

18. 2025-11-06
    price $45,000 676-char remark

    Show marketing remark (676 chars)

    This skinny home started life as a 53 foot semi trailer and has been finished out with two Daikin24000 BTU mini splits, an AO Smith 50 gallon electric water heater, and fully insulated with R13 insulation. Plumbing installed by a licensed and bonded contractor. Professionally installed laminate floors. Butcher block countertops. Kenmore Elite W and D. Samsung electric stove and microwave. Cast iron claw foot tub. Single sink stone countertop bathroom vanity. 4 door armoire closet. All appliances pictured included. Delivery/setup included within 50 miles. Electric, sewage, and water connections have all been terminated and tested. Hookups are all one point connections.

19. 2025-10-02
    listed $59,000 Active 676-char remark

    Show marketing remark (676 chars)

    This skinny home started life as a 53 foot semi trailer and has been finished out with two Daikin24000 BTU mini splits, an AO Smith 50 gallon electric water heater, and fully insulated with R13 insulation. Plumbing installed by a licensed and bonded contractor. Professionally installed laminate floors. Butcher block countertops. Kenmore Elite W and D. Samsung electric stove and microwave. Cast iron claw foot tub. Single sink stone countertop bathroom vanity. 4 door armoire closet. All appliances pictured included. Delivery/setup included within 50 miles. Electric, sewage, and water connections have all been terminated and tested. Hookups are all one point connections.

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 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: $9,388
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$751
• − Management: −$751
• − Depreciation: −$1,135
• Taxable income: $3,787
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $3,274/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab

This tiny home is in excellent condition with modern amenities and a well-maintained exterior. It's move-in ready and would benefit from a fresh coat of paint and some outdoor enhancements to maximize its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value.
• Both Upgrading the lighting fixtures — Improves curb appeal and functionality.
• Rental Adding a small outdoor seating area — Attracts tenants with a cozy outdoor space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value. ↑
• Both Upgrading the lighting fixtures — Improves curb appeal and functionality. ↑
• Rental Adding a small outdoor seating area — Attracts tenants with a cozy outdoor space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-33.9% since first listed

3 events — show timeline

• 2025-11-23 Price Changed $39,000 ForSaleByOwner.com
• 2025-11-06 Price Changed $45,000 ForSaleByOwner.com
• 2025-10-02 Listed $59,000 ForSaleByOwner.com