2559 North Veterans Memorial Blvd · Tupelo, MS 38866

$140,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily · 107 Days on market

Built 1970 Fair condition 0.46 ac lot $109/sqft · 20% below area Est $176k · 20% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2bath starter home on a spacious . 46 acre lot. Enjoy a comfortable layout, large yard with room to grow, and convenient access to I-22 for an easy commute. A great opportunity for first-time buyers! All information is subject to verification.

Key facts

• Convenient access
• Large yard
• Spacious lot

Tags

• SPACIOUS LOT
• LARGE YARD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $138k (1.8% below list).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, amenities D+, employment D+.
• Tupelo Public School District (town): math 46% / reading 42% proficiency, ranked #28 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 150 active listings in the ZIP; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $175,838
• List price: $140,000
• Delta: -20.38%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-15,092
• Equity at exit: $20,874

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,306
• Equity at exit: $12,105

Cash invested: $39,200 (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 38866

• Home prices YoY: -18.5%
• Active inventory: 150
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $119

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 86%

Sensitivity live

Price	-10% $216	-5% $167	+0% $119	+5% $71	+10% $22
Rent	-10% $10	-5% $65	+0% $119	+5% $173	+10% $228
Rate	-1.0pp $189	-0.5pp $155	base $119	+0.5pp $83	+1.0pp $46

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $140,000 Active 107 DOM
2. 2026-06-18
   days on market $140,000 Active 106 DOM
3. 2026-06-17
   days on market $140,000 Active 105 DOM
4. 2026-06-16
   days on market $140,000 Active 104 DOM
5. 2026-06-15
   days on market $140,000 Active 103 DOM
6. 2026-06-14
   days on market $140,000 Active 101 DOM
7. 2026-06-12
   days on market $140,000 Active 100 DOM
8. 2026-06-09
   days on market $140,000 Active 97 DOM
9. 2026-06-08
   days on market $140,000 Active 96 DOM
10. 2026-06-07
    days on market $140,000 Active 95 DOM
11. 2026-06-05
    days on market $140,000 Active 92 DOM
12. 2026-06-03
    days on market $140,000 Active 91 DOM
13. 2026-06-02
    days on market $140,000 Active 90 DOM
14. 2026-06-01
    days on market $140,000 Active 89 DOM
15. 2026-05-31
    days on market $140,000 Active 88 DOM
16. 2026-05-30
    days on market $140,000 Active 87 DOM
17. 2026-03-19
    status Active 263-char remark

    Show marketing remark (263 chars)

    Charming 3 bedroom, 2bath starter home on a spacious . 46 acre lot. Enjoy a comfortable layout, large yard with room to grow, and convenient access to I-22 for an easy commute. A great opportunity for first-time buyers! All information is subject to verification.

18. 2026-02-17
    listed $140,000 Active 263-char remark

    Show marketing remark (263 chars)

    Charming 3 bedroom, 2bath starter home on a spacious . 46 acre lot. Enjoy a comfortable layout, large yard with room to grow, and convenient access to I-22 for an easy commute. A great opportunity for first-time buyers! All information is subject to verification.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,503
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,073
• Taxable loss: −$853
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,632/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 · 3 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including painting, window replacement, HVAC maintenance, and landscaping improvements. These updates can significantly enhance its resale and rental value.

Repairs flagged

• Minor roof — Aging roof may need minor repairs or replacement.
• Moderate exterior siding — Weathered siding may need repainting or replacement.
• Moderate interior paint — Faded paint may need repainting.
• Moderate windows — Some windows may need replacement for better energy efficiency.
• Moderate HVAC — May need maintenance or replacement for better performance.
• Moderate landscaping — Sparse landscaping needs improvement for better curb appeal.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics.
• Both Window replacement — New windows can improve energy efficiency and home value.
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency.
• Both Landscaping — Improved landscaping can enhance curb appeal and property value.
• Both Roof inspection — A thorough inspection can identify any potential issues and ensure the roof is in good condition.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Aging roof may need minor repairs or replacement.	Minor	$500–3,000
exterior siding · Weathered siding may need repainting or replacement.	Moderate	$3,000–15,000
interior paint · Faded paint may need repainting.	Moderate	$3,000–15,000
windows · Some windows may need replacement for better energy efficiency.	Moderate	$3,000–15,000
HVAC · May need maintenance or replacement for better performance.	Moderate	$3,000–15,000
landscaping · Sparse landscaping needs improvement for better curb appeal.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$15,500–78,000

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Window replacement — New windows can improve energy efficiency and home value. ↑
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency. ↑
• Both Landscaping — Improved landscaping can enhance curb appeal and property value. ↑
• Both Roof inspection — A thorough inspection can identify any potential issues and ensure the roof is in good condition. ↑

ⓘ 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: Tupelo Public School District
• NCES district ID: 2804320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $44,002
• Composite: 37.26/100
• National rank: #4456
• State rank: #28 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, MS
• City population: 46,551
• Population (ZIP): 11,714

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 9% Asian 2% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 96% English-only · Vietnamese 2% Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.48%
• Current HPI: 173.8036
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-03-19 Relisted — NEMSBD
• 2026-02-17 Listed $140,000 NEMSBD