13001 Larue Rd · Latimer, MS 39565

$255,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 3 Days on market

Built 2009 0.96 ac lot $148/sqft · 27% below area Est $349k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This large family home is located on almost an acre of land. Close to schools, shopping and entertainment yet far enough out to have the privacy of peaceful country living. This home qualifies for 100% USDA financing for eligible buyers. Walk in pantry, stainless appliances, breakfast nook, formal dining room. Lots of space inside and out for family gatherings. Don't miss this one! Please give 24 hour notice when possible.

Key facts

• Added storage
• Clean canvas
• Fenced backyard

Tags

• CLEAN CANVAS
• FENCED BACKYARD
• ADDED STORAGE

Property features AI

Finance

• HOA & community: Near entertainment

Exterior

• Parking: Driveway
• Utilities: Septic tank; Well water; Other utilities
• Home design: Single-family house; One level
• Construction: Brick veneer construction; Shingle roof; Slab foundation; Built (year source: public records)
• Exterior features: Patio; Porch; Nearly 1-acre lot; Lot dimensions approximately 105.31 x 432.79 x 100 x 397; General Residential zoning

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Ice maker
• Flooring: Brick; Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Move-in ready condition; Ice maker; Other exterior features (listed as Other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (34.3% below list).
• Recommended offer: $168k (34.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.5% in Latimer — 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 65/100 on livability (#120 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 194 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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: severe wind risk, 99% chance of damaging wind over 30y; major 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 $167,546 (34.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.79%
• DSCR: 0.83
• GRM: 12.7

CMA / ARV

• ARV (median comp): $348,558
• List price: $255,000
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13001 Larue Rd	0.00mi	3/2.0	1,719 (-0%)	1mo	$255,000	$148	98

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-55,779
• Equity at exit: $38,021

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-67,481
• Equity at exit: $22,048

Cash invested: $71,400 (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 39565

• Home prices YoY: -28.8%
• Active inventory: 194
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-225

Break-even live

Break-even rent $1,961

Max offer price $215,193

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-153	+0% $-225	+5% $-298	+10% $-370
Rent	-10% $-358	-5% $-292	+0% $-225	+5% $-159	+10% $-93
Rate	-1.0pp $-97	-0.5pp $-160	base $-225	+0.5pp $-291	+1.0pp $-359

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-05
   status Pending 379-char remark
2. 2026-05-02
   listed $255,000 Active 379-char remark
3. 2020-11-24
   soldstatus
4. 2020-11-20
   soldstatus 445-char remark

   Show marketing remark (445 chars)

   Welcome Home! This large family home is located on almost an acre of land. Close to schools, shopping and entertainment yet far enough out to have the privacy of peaceful country living. This home qualifies for 100% USDA financing for eligible buyers. Walk in pantry, stainless appliances, breakfast nook, formal dining room. Lots of space inside and out for family gatherings. Don't miss this one! Please give 24 hour notice when possible.

5. 2020-10-10
   listed $211,000 445-char remark

   Show marketing remark (445 chars)

   Welcome Home! This large family home is located on almost an acre of land. Close to schools, shopping and entertainment yet far enough out to have the privacy of peaceful country living. This home qualifies for 100% USDA financing for eligible buyers. Walk in pantry, stainless appliances, breakfast nook, formal dining room. Lots of space inside and out for family gatherings. Don't miss this one! Please give 24 hour notice when possible.

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$749/yr (+$62/mo · 59.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,106
• − Mortgage interest: −$14,284
• − Property taxes: −$1,265
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$7,418
• Taxable loss: −$7,354
• Est. tax savings @ 24.0%: +$1,765
• After-tax cash flow: $-939/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Latimer

• Score: 65/100
• State rank: #120
• US rank: #13490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Latimer, MS
• Population (ZIP): 20,692

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 1% Subsaharan African 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.68%
• Current HPI: 187.1025
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+20.9% since first listed

7 events — show timeline

• 2026-06-03 Sold (Public Records) — Public Records
• 2026-05-29 Sold (MLS) — MLSU
• 2026-05-05 Pending — MLSU
• 2026-05-02 Listed $255,000 MLSU
• 2020-11-24 Sold (Public Records) — Public Records
• 2020-11-20 Sold (MLS) — MLSU
• 2020-10-10 Listed $211,000 MLSU

Property tax history

+3.3%/yr

Latest (2025): $1,265 · +3.4% YoY. Source: county tax records.