4 Cedar Grove Ln · Poplarville, MS 39470

$125,000

2 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 6 Days on market

Built 1967 10 ac lot

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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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The possibilities are endless! This 2 bedroom 2 bath brick on slab home is situated about 10 minutes east of Poplarville and has all of the space you're looking for at a price you can afford. Features include a large den, eat in kitchen and detached 2 car carport with attached 15' x 20' room with plumbing that could make a great office or craft space. All of this and 10.44 acres too! Make your appointment today before this one is sold.

Key facts

• Large den
• Detached carport
• 10.44 acres

Tags

• BRICK ON SLAB
• LARGE DEN
• EAT IN KITCHEN
• DETACHED CARPORT
• ATTACHED ROOM WITH PLUMBING
• 10.44 ACRES

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Carport
• Utilities: Private well water; Sewer: unknown
• Home design: Single-story residence; Residential property; Faces county road frontage
• Construction: Brick construction; Composition roof; Slab foundation; Built on one level
• Exterior features: Patio; Porch; Shed(s)

Interior

• Kitchen: Dishwasher
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace insert supplementary heating; Exhaust fan; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Electric water heater; Ventilated exhaust fan; Fireplace with insert

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $75 ($900/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (10.1% below list).
• Recommended offer: $112k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.8% in Poplarville — 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 72/100 on livability (#27 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Poplarville Separate School District (rural): math 33% / reading 39% proficiency, ranked #52 of 130 in MS (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Poplarville Lower Elementary School (476 students, 99% FRL); Middle School of Poplarville (math 43% / reading 38%, grade F, #60 of 179 statewide, top 37%, 448 students, 99% FRL); Poplarville Jr Sr High School (math 47% / reading 42%, grade F, #36 of 197 statewide, top 19%, 556 students, 100% FRL) — zoned schools average 99% FRL vs 63% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 190 active listings in the ZIP; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $112,366 (10.1% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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?
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: 0.90% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.3

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-15,494
• Equity at exit: $18,638

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-7,400
• Equity at exit: $10,808

Cash invested: $35,000 (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 39470

• Home prices YoY: -18.1%
• Active inventory: 190
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $75

Break-even live

Break-even rent $1,029

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $146	-5% $110	+0% $75	+5% $40	+10% $4
Rent	-10% $-14	-5% $31	+0% $75	+5% $119	+10% $164
Rate	-1.0pp $138	-0.5pp $107	base $75	+0.5pp $43	+1.0pp $10

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $125,000 Active 6 DOM
2. 2026-06-21
   days on market $125,000 Active 5 DOM
3. 2026-06-18
   days on market $125,000 Active 3 DOM
4. 2026-06-17
   days on market $125,000 Active 2 DOM
5. 2026-06-16
   remarks 441-char remark
6. 2026-06-16
   listed $125,000 Active 1 DOM

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,261 · $105/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $13,484
• − Mortgage interest: −$7,002
• − Property taxes: −$1,261
• − Insurance: −$625
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,636
• Taxable loss: −$1,198
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,187/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: Poplarville Separate School District
• NCES district ID: 2803720
• Math proficiency: 33% ▼ -12.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $38,882
• Composite: 30.1/100
• National rank: #6339
• State rank: #52 of 130 in MS

Livability — Poplarville

• Score: 72/100
• State rank: #27
• US rank: #6434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,872

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.36%
• Current HPI: 210.4161
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $125,000 PRCBOR

Property tax history

+2.1%/yr

Latest (2025): $1,261 · -6.3% YoY. Source: county tax records.