3461 Peoria Rd · Liberty, MS 39645

$79,900

3 bd · 2.0 ba · 1,777 sqft · SingleFamily · 63 Days on market

Built 1900 Fair condition 1.00 ac lot $45/sqft · 75% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks MLS

Built in the 1900's, with a little TLC this gem could be restored to it's former glory. Make your appointment today to check out this 3 bedroom, 2 bath home located in rural Amite County.

Key facts

• 1 acre lot
• 2 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Attached carport for 2 vehicles
• Utilities: Septic tank sewer; Community water; Other utilities
• Home design: Single family residence (house); One level
• Construction: Vinyl siding; Pillar/post/pier foundation; Built according to public records
• Exterior features: Metal roof; Other exterior features

Interior

• Kitchen: Dishwasher; Free-standing gas range
• Bedrooms: Three bedrooms
• Flooring: Wood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (propane); Central air; Wall/window unit(s)
• Interior features: Nine total rooms; Exhaust fan
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#176 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Amite County School District (rural): math 21% / reading 17% proficiency, ranked #95 of 130 in MS (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Amite County Elementary (math 24% / reading 20%, grade F, #232 of 375 statewide, top 63%, 468 students, 100% FRL); Amite County Middle School (131 students, 100% FRL); Amite County High School (math 18% / reading 13%, grade F, #147 of 197 statewide, top 74%, 254 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $1k appreciation (1.4% local appreciation)).
• Amite County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.95%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $325,382
• List price: $79,900
• Delta: -75.44%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.91×
• Total profit: $20,384
• Equity at exit: $29,142

10-year hold

• IRR: 20.3%
• Equity multiple: 3.56×
• Total profit: $57,180
• Equity at exit: $40,212

Cash invested: $22,372 (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 39645

• Home prices YoY: 1.3%
• Active inventory: 34
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $268

Break-even live

Break-even rent $783

Max offer price $79,900

Occupancy floor 71%

Sensitivity live

Price	-10% $323	-5% $296	+0% $268	+5% $241	+10% $213
Rent	-10% $179	-5% $224	+0% $268	+5% $312	+10% $357
Rate	-1.0pp $308	-0.5pp $288	base $268	+0.5pp $247	+1.0pp $226

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $79,900 Active 63 DOM
2. 2026-06-21
   days on market $79,900 Active 62 DOM
3. 2026-06-21
   days on market $79,900 Active 61 DOM
4. 2026-06-18
   days on market $79,900 Active 59 DOM
5. 2026-06-17
   days on market $79,900 Active 58 DOM
6. 2026-06-16
   days on market $79,900 Active 57 DOM
7. 2026-06-15
   days on market $79,900 Active 56 DOM
8. 2026-06-13
   days on market $79,900 Active 54 DOM
9. 2026-06-12
   days on market $79,900 Active 53 DOM
10. 2026-06-09
    days on market $79,900 Active 50 DOM
11. 2026-06-08
    days on market $79,900 Active 49 DOM
12. 2026-06-07
    days on market $79,900 Active 48 DOM
13. 2026-06-07
    days on market $79,900 Active 47 DOM
14. 2026-06-04
    days on market $79,900 Active 44 DOM
15. 2026-06-02
    days on market $79,900 Active 43 DOM
16. 2026-06-01
    days on market $79,900 Active 42 DOM
17. 2026-05-31
    days on market $79,900 Active 41 DOM
18. 2026-04-20
    listed $79,900 Active 570-char remark
19. 2025-04-15
    historical
20. 2024-04-08
    listed $99,900
21. 2020-02-28
    soldstatus

    Show marketing remark (188 chars)

    Built in the 1900's, with a little TLC this gem could be restored to it's former glory. Make your appointment today to check out this 3 bedroom, 2 bath home located in rural Amite County.

22. 2020-02-03
    listed $30,000

    Show marketing remark (188 chars)

    Built in the 1900's, with a little TLC this gem could be restored to it's former glory. Make your appointment today to check out this 3 bedroom, 2 bath home located in rural Amite County.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $13,470
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,324
• Taxable income: $2,119
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $2,709/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 · 8 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, and HVAC system.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — dated and small
• Major roof — visible wear
• Major exterior siding — weathered and in need of replacement
• Major interior walls — dated wallpaper and peeling paint
• Major HVAC system — potential issues

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen would significantly increase the home's appeal
• Resale bathroom renovation — updating the bathroom would improve the home's overall appeal
• Both exterior landscaping — improving the landscaping would enhance curb appeal and rental value
• Both HVAC system replacement — replacing the HVAC system would improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and small	Major	$15,000–50,000
roof · visible wear	Major	$15,000–50,000
exterior siding · weathered and in need of replacement	Major	$15,000–50,000
interior walls · dated wallpaper and peeling paint	Major	$15,000–50,000
HVAC system · potential issues	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen would significantly increase the home's appeal ↑
• Resale bathroom renovation — updating the bathroom would improve the home's overall appeal ↑
• Both exterior landscaping — improving the landscaping would enhance curb appeal and rental value ↑
• Both HVAC system replacement — replacing the HVAC system would improve comfort and energy efficiency ↑

ⓘ 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: Amite County School District
• NCES district ID: 2800420
• Math proficiency: 21% ▲ 7.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $30,275
• Composite: 15.22/100
• National rank: #9340
• State rank: #95 of 130 in MS

Livability — Liberty

• Score: 62/100
• State rank: #176
• US rank: #16800

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,744

Population outlook (Amite County) Hauer SSP2

• Today (2025): 11,300 people
• By 2030: 10,527 · -6.8%
• By 2040: 8,881 · -21.4%
• By 2050: 7,326 · -35.2%
• By 2075: 4,691 · -58.5%
• By 2100: 3,035 · -73.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 40% Two or more races 2%
• Common ancestry: Lithuanian 5% Serbian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Amite

• 2024 margin: Solid R (+32.8) · D 33.0% · R 65.8% · Other 1.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -11.7pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+26.1 2016: R+22.7 2012: R+15.3 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 112.0501
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+166.3% since first listed

5 events — show timeline

• 2026-04-20 Listed $79,900 MLSU
• 2025-04-15 Listing Removed — MLSU
• 2024-04-08 Listed $99,900 MLSU
• 2020-02-28 Sold (MLS) — MLSU
• 2020-02-03 Listed $30,000 MLSU