28 County Road 243 · Iuka, MS 38852

$99,000

3 bd · 0.5 ba · 1,460 sqft · SingleFamily public records · 89 Days on market

Built 1965 1.10 ac lot ↓ 14% since listing

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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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Happy Home!! This happy home is located on a beautifully landscaped yard with carefully chosen trees, shrubs, and flowers. It offers a little shop for storing tools, mowers, atv's and a small mini cottage for crafts, storage or office space. A fabulous screened porch is the perfect place to relax on weekends, entertain guests or watch children having fun outside. Inside open concept main living areas, recessed lighting, fireplace and huge rooms lead to 3 bedrooms w/ hardwood floors, 2 baths and lots of storage.

Key facts

• 1.1 acre lot
• 2 parking spots
• Built 1965

Property features AI

Finance

• Other: Property listed as fixer

Exterior

• Parking: 2-car carport (2 covered spaces)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One level
• Construction: Brick construction; Slab foundation; Built (year from public records)
• Exterior features: Architectural shingle roof; Lot about 1.1 acres

Interior

• Kitchen: Free-standing range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Space heater; Wall/window cooling units
• Interior features: Free-standing range

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#150 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: amenities F, commute F, employment D-.
• Tishomingo County Sp Mun School District (rural): math 37% / reading 39% proficiency, ranked #49 of 130 in MS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tishomingo Elementary (math 22% / reading 32%, grade F, #203 of 375 statewide, top 56%, 247 students, 99% FRL); Iuka Middle School (math 46% / reading 36%, grade F, #56 of 179 statewide, top 33%, 334 students, 99% FRL); Tishomingo County High School (math 27% / reading 42%, grade F, #68 of 197 statewide, top 39%, 603 students, 100% FRL) — zoned schools average 99% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 200 active listings in the ZIP; 1 units permitted in Tishomingo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tishomingo County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.5

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,953
• Equity at exit: $14,761

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $14,297
• Equity at exit: $8,560

Cash invested: $27,720 (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 38852

• Home prices YoY: -18.5%
• Active inventory: 200
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $205

Break-even live

Break-even rent $842

Max offer price $99,000

Occupancy floor 76%

Sensitivity live

Price	-10% $261	-5% $233	+0% $205	+5% $177	+10% $149
Rent	-10% $118	-5% $162	+0% $205	+5% $249	+10% $293
Rate	-1.0pp $255	-0.5pp $231	base $205	+0.5pp $180	+1.0pp $154

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-14
   price $99,000
2. 2026-03-18
   price $110,000
3. 2026-03-11
   price $120,000
4. 2026-02-26
   listed $129,000 Active
5. 2018-09-26
   soldstatus 516-char remark

   Show marketing remark (516 chars)

   Happy Home!! This happy home is located on a beautifully landscaped yard with carefully chosen trees, shrubs, and flowers. It offers a little shop for storing tools, mowers, atv's and a small mini cottage for crafts, storage or office space. A fabulous screened porch is the perfect place to relax on weekends, entertain guests or watch children having fun outside. Inside open concept main living areas, recessed lighting, fireplace and huge rooms lead to 3 bedrooms w/ hardwood floors, 2 baths and lots of storage.

6. 2018-06-14
   listed $115,000 516-char remark

   Show marketing remark (516 chars)

   Happy Home!! This happy home is located on a beautifully landscaped yard with carefully chosen trees, shrubs, and flowers. It offers a little shop for storing tools, mowers, atv's and a small mini cottage for crafts, storage or office space. A fabulous screened porch is the perfect place to relax on weekends, entertain guests or watch children having fun outside. Inside open concept main living areas, recessed lighting, fireplace and huge rooms lead to 3 bedrooms w/ hardwood floors, 2 baths and lots of storage.

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $13,227
• − Mortgage interest: −$5,546
• − Property taxes: −$1,259
• − Insurance: −$495
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,880
• Taxable income: $931
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $2,242/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: Tishomingo County Sp Mun School District
• NCES district ID: 2804260
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $33,342
• Composite: 31.24/100
• National rank: #6032
• State rank: #49 of 130 in MS

Livability — Iuka

• Score: 63/100
• State rank: #150
• US rank: #15205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,719

Population outlook (Tishomingo County) Hauer SSP2

• Today (2025): 19,535 people
• By 2030: 19,442 · -0.5%
• By 2040: 19,099 · -2.2%
• By 2050: 18,422 · -5.7%
• By 2075: 16,784 · -14.1%
• By 2100: 13,791 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Black 1% Native American 1%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tishomingo

• 2024 margin: Solid R (+78.9) · D 10.2% · R 89.1%
• 2008→2024 swing: -28.0pp toward R · 2008: -50.9pp · 2024: -78.9pp
• All cycles: 2024: R+78.9 2020: R+75.2 2016: R+73.7 2012: R+56.6 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.86%
• Current HPI: 189.0227
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.9% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $99,000 MLSU
• 2026-03-18 Price Changed $110,000 MLSU
• 2026-03-11 Price Changed $120,000 MLSU
• 2026-02-26 Listed $129,000 MLSU
• 2018-09-26 Sold (MLS) — NEMSBD
• 2018-06-14 Listed $115,000 NEMSBD

Property tax history

+3.5%/yr

Latest (2025): $1,259 · +19.2% YoY. Source: county tax records.