108 Highland Dr · Kosciusko, MS 39090

$69,000

2 bd · 1.0 ba · 1,352 sqft · Other public records · 48 Days on market

Built 1960 0.32 ac lot ↓ 24% 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
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a great opportunity for someone looking for a property that needs a little TLC and is priced appropriately. This property could be used as a owner occupied residence, a rental property, or a flip house. The home does need a bit of renovation and would not adhear to FHA, UDSA, nor VA guidelines. But with a little work on the property would easily conform and could be transferred from a conventional note to one of the mortgage programs listed earlier. The home has good bones, lovely heart pine floors, spacious bedrooms and lots of room for enhancement options. Again this is for sale as is and will only be able to comply with Cash or Conventional funding.

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#33 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities F, commute F.
• Kosciusko School District (town): math 37% / reading 34% proficiency, ranked #54 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; 3 units permitted in Attala County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Attala County population projected at -24% 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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, 57% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.67% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.64%
• DSCR: 2.05
• GRM: 5.0

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: 16.8%
• Equity multiple: 1.68×
• Total profit: $13,113
• Equity at exit: $10,288

10-year hold

• IRR: 25.4%
• Equity multiple: 3.22×
• Total profit: $42,845
• Equity at exit: $5,966

Cash invested: $19,320 (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 39090

• Home prices YoY: -20.7%
• Active inventory: 26
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $381

Break-even live

Break-even rent $674

Max offer price $69,000

Occupancy floor 62%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-14
   status Pending
2. 2026-02-25
   listed $69,000 Active
3. 2025-09-19
   status Active
4. 2025-07-29
   status Pending
5. 2025-07-29
   historical
6. 2025-06-02
   status Active
7. 2025-03-31
   status Pending
8. 2024-11-23
   listed $91,000 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: $1,701 · $142/mo
• Projected year-2 tax: $1,701 · $142/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $13,868
• − Mortgage interest: −$3,865
• − Property taxes: −$1,701
• − Insurance: −$345
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,007
• Taxable income: $3,731
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $3,672/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: Kosciusko School District
• NCES district ID: 2802340
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $32,921
• Composite: 29.15/100
• National rank: #6581
• State rank: #54 of 130 in MS

Livability — Kosciusko

• Score: 71/100
• State rank: #33
• US rank: #6973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kosciusko, MS
• Population (ZIP): 11,811

Population outlook (Attala County) Hauer SSP2

• Today (2025): 17,767 people
• By 2030: 16,945 · -4.6%
• By 2040: 15,204 · -14.4%
• By 2050: 13,524 · -23.9%
• By 2075: 10,306 · -42.0%
• By 2100: 7,964 · -55.2%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 49% White 48% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Attala

• 2024 margin: Strong R (+23.3) · D 38.0% · R 61.3%
• 2008→2024 swing: -7.8pp toward R · 2008: -15.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+18.5 2016: R+19.9 2012: R+13.8 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.15%
• Current HPI: 119.0635
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-24.2% since first listed

8 events — show timeline

• 2026-04-14 Pending — MLSU
• 2026-02-25 Listed $69,000 MLSU
• 2025-09-19 Relisted — MLSU
• 2025-07-29 Pending — MLSU
• 2025-07-29 Listing Removed — MLSU
• 2025-06-02 Relisted — MLSU
• 2025-03-31 Pending — MLSU
• 2024-11-23 Listed $91,000 MLSU

Property tax history

+10.5%/yr

Latest (2025): $1,701 · +1.0% YoY. Source: county tax records.