312-326 Fords Creek Rd · Woodville, MS 39669

$69,000

2 bd · 1.0 ba · 1,076 sqft · MultiFamily · 6 Days on market

Built 1950 Fair condition 0.34 ac lot

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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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Investment Opportunity in the Heart of Woodville! 312-326 Fords Creek Road, Woodville, MS 39669 Don't miss this unique opportunity to own two homes on one spacious lot conveniently located inside the city limits of Woodville, Mississippi! Whether you're looking for an investment property, multi-generational living, or a chance to offset your mortgage with rental income, this property has plenty of potential. One home is ready for you to make your own, while the second home is a fixer-upper that could be renovated into a rental property, guest house, or additional living space. Live in one and let the other help pay the bills! Property Highlights: Two homes on one lot Located within

Key facts

• Two homes on one lot
• 0.34 acre lot
• Built 1950

Tags

• TWO HOMES ON ONE LOT

Property features AI

Exterior

• Parking: On-site unpaved parking
• Utilities: Public sewer; Community water; Electricity available and connected; Water available
• Home design: Multi-family house; One level; Estimated living area (1,076); Fixer condition
• Construction: Wood siding; Raised foundation; Architectural shingle roof; Estimated year built
• Exterior features: City lot

Interior

• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: other); Window unit(s) for cooling
• Interior features: Carpet and linoleum flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $69k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).

Location & tenants

• Location reads 65/100 on livability (#104 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Wilkinson County School District (rural): math 4% / reading 11% proficiency, ranked #124 of 130 in MS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilkinson County Elementary (math 2% / reading 12%, grade F, #337 of 375 statewide, top 94%, 205 students, 100% FRL); William Winans Middle School (math 5% / reading 8%, grade F, #171 of 179 statewide, top 97%, 225 students, 100% FRL); Wilkinson County High (math 2% / reading 12%, grade F, #186 of 197 statewide, top 96%, 262 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 35 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($477 loan paydown + $4k appreciation (5.3% local appreciation)).
• Wilkinson County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.47% ✓
• Cap rate: 21.41%
• Cash-on-cash: 53.99%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 4.75×
• Total profit: $72,530
• Equity at exit: $40,414

10-year hold

• IRR: 59.2%
• Equity multiple: 9.85×
• Total profit: $170,897
• Equity at exit: $70,859

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 39669

• Home prices YoY: 6.4%
• Active inventory: 35
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $869

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 44%

Sensitivity live

Price	-10% $917	-5% $893	+0% $869	+5% $845	+10% $822
Rent	-10% $735	-5% $802	+0% $869	+5% $937	+10% $1,004
Rate	-1.0pp $904	-0.5pp $887	base $869	+0.5pp $851	+1.0pp $833

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,704
Total (2 units)			$1,704

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 6 events

1. 2026-06-21
   days on market $69,000 Active 6 DOM
2. 2026-06-21
   days on market $69,000 Active 5 DOM
3. 2026-06-18
   days on market $69,000 Active 3 DOM
4. 2026-06-17
   days on market $69,000 Active 2 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   listed $69,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,448
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$2,007
• Taxable income: $9,924
• Est. tax owed @ 24.0%: −$2,382
• After-tax cash flow: $8,050/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 · 12 photos

Fair 45/100 Moderate rehab

This property presents a moderate renovation opportunity with significant exterior and interior repairs needed to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant damage and peeling paint
• Major exterior paint — Peeling paint and general wear
• Major interior paint — Peeling paint and outdated decor
• Major kitchen cabinets — Old and dated cabinetry
• Major bathroom fixtures — Old and outdated fixtures

Value-add opportunities

• Both exterior paint and siding — Improves curb appeal and resale value
• Both interior paint and decor — Enhances interior aesthetics and rental appeal
• Both kitchen appliances and cabinets — Modernizes the kitchen and improves resale value
• Both bathroom fixtures — Updates the bathroom and enhances rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and peeling paint	Major	$15,000–50,000
exterior paint · Peeling paint and general wear	Major	$15,000–50,000
interior paint · Peeling paint and outdated decor	Major	$15,000–50,000
kitchen cabinets · Old and dated cabinetry	Major	$15,000–50,000
bathroom fixtures · Old and outdated fixtures	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior paint and siding — Improves curb appeal and resale value ↑
• Both interior paint and decor — Enhances interior aesthetics and rental appeal ↑
• Both kitchen appliances and cabinets — Modernizes the kitchen and improves resale value ↑
• Both bathroom fixtures — Updates the bathroom and enhances rental appeal ↑

ⓘ 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: Wilkinson County School District
• NCES district ID: 2804710
• Math proficiency: 4% ▼ -12.00%
• Reading proficiency: 11% ▼ -5.00%
• Median HH income: $29,558
• Composite: 5.57/100
• National rank: #10025
• State rank: #124 of 130 in MS

Livability — Woodville

• Score: 65/100
• State rank: #104
• US rank: #12514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodville, MS
• Population (ZIP): 4,260

Population outlook (Wilkinson County) Hauer SSP2

• Today (2025): 7,916 people
• By 2030: 7,289 · -7.9%
• By 2040: 6,036 · -23.7%
• By 2050: 4,978 · -37.1%
• By 2075: 3,361 · -57.5%
• By 2100: 2,387 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Two or more races 3%
• Common ancestry: Lithuanian 3% Serbian 1%

Political lean MEDSL · Wilkinson

• 2024 margin: Strong D (+25.3) · D 62.0% · R 36.7% · Other 1.3%
• 2008→2024 swing: -13.1pp toward R · 2008: 38.4pp · 2024: 25.3pp
• All cycles: 2024: D+25.3 2020: D+34.5 2016: D+36.4 2012: D+39.3 2008: D+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.31%
• Current HPI: 88.8448
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $69,000 MLSU