475 Truslow Rd · Strayhorn, MS 38665

$109,900

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 80 Days on market

Built 1992 1.00 ac lot Est $110k · at est. ↓ 20% since listing

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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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Gentle rolling hills and country living!!This 3 bedroom, 2 bath country style home is perfect.Sitting on a 1 acre lot surrounded with trees, you can sit in the 13x32 screened in porch with the barbecue pit and enjoy the nature.

Key facts

• Covered front porch
• Bbq pit
• Vaulted ceiling

Tags

• CIRCLE DRIVEWAY
• COVERED FRONT PORCH
• COVERED BACK PORCH
• BBQ PIT
• VAULTED CEILING
• ENCLOSED ROOM

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Sewer served by waste treatment plant; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence (house); One level
• Construction: Brick and Masonite exterior; Slab foundation; Built (year source: assessor)
• Exterior features: Asphalt shingle roof; Other exterior features

Interior

• Kitchen: Dishwasher; Kitchen on main level (11 x 26)
• Bedrooms: Primary bedroom on main level (16 x 16); Bedroom on main level (12 x 15); Bedroom on main level (12 x 14)
• Flooring: Carpet; Ceramic tile; Concrete; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; No central cooling
• Interior features: Five total rooms; Aluminum-framed windows; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tate County School District (rural): math 28% / reading 27% proficiency, ranked #74 of 130 in MS (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Strayhorn Elementary School (math 34% / reading 37%, grade F, #150 of 375 statewide, top 40%, 406 students, 99% FRL); Strayhorn High School (math 32% / reading 32%, grade F, #80 of 197 statewide, top 42%, 309 students, 99% FRL) — zoned schools average 99% FRL vs 69% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 114 units permitted in Tate County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($760 loan paydown + $8k appreciation (7.4% local appreciation)).
• Tate County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $110,016
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 Truslow Rd	0.00mi	3/2.0	1,528 (0%)	1mo	$109,900	$72	99

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

Projected returns pro-forma

7.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 3.11×
• Total profit: $64,837
• Equity at exit: $79,262

10-year hold

• IRR: 27.2%
• Equity multiple: 6.54×
• Total profit: $170,593
• Equity at exit: $153,460

Cash invested: $30,772 (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 38665

• Home prices YoY: 3.1%
• Active inventory: 22
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $370

Break-even live

Break-even rent $892

Max offer price $109,900

Occupancy floor 68%

Sensitivity live

Price	-10% $432	-5% $401	+0% $370	+5% $339	+10% $308
Rent	-10% $262	-5% $316	+0% $370	+5% $424	+10% $477
Rate	-1.0pp $425	-0.5pp $398	base $370	+0.5pp $341	+1.0pp $312

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-19
   price $109,900
3. 2026-03-20
   price $124,900
4. 2026-02-09
   listed $134,900 Active
5. 2006-11-08
   soldstatus 227-char remark

   Show marketing remark (227 chars)

   Gentle rolling hills and country living!!This 3 bedroom, 2 bath country style home is perfect.Sitting on a 1 acre lot surrounded with trees, you can sit in the 13x32 screened in porch with the barbecue pit and enjoy the nature.

6. 2006-10-27
   soldstatus
7. 2006-02-12
   listed $138,000 227-char remark

   Show marketing remark (227 chars)

   Gentle rolling hills and country living!!This 3 bedroom, 2 bath country style home is perfect.Sitting on a 1 acre lot surrounded with trees, you can sit in the 13x32 screened in porch with the barbecue pit and enjoy the nature.

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $993 · $83/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,324
• − Mortgage interest: −$6,156
• − Property taxes: −$993
• − Insurance: −$550
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,197
• Taxable income: $2,817
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,762/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: Tate County School District
• NCES district ID: 2804230
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $41,975
• Composite: 23.38/100
• National rank: #7903
• State rank: #74 of 130 in MS

Livability — Strayhorn

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,817

Population outlook (Tate County) Hauer SSP2

• Today (2025): 27,577 people
• By 2030: 26,872 · -2.6%
• By 2040: 25,319 · -8.2%
• By 2050: 23,590 · -14.5%
• By 2075: 19,500 · -29.3%
• By 2100: 15,468 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tate

• 2024 margin: Solid R (+43.8) · D 27.6% · R 71.4%
• 2008→2024 swing: -22.8pp toward R · 2008: -20.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+34.5 2016: R+31.4 2012: R+18.4 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.43%
• Current HPI: 246.5952
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.4% since first listed

7 events — show timeline

• 2026-04-30 Pending — MLSU
• 2026-04-19 Price Changed $109,900 MLSU
• 2026-03-20 Price Changed $124,900 MLSU
• 2026-02-09 Listed $134,900 MLSU
• 2006-11-08 Sold (MLS) — MLSU
• 2006-10-27 Sold (Public Records) — Public Records
• 2006-02-12 Listed $138,000 MLSU

Property tax history

+1.0%/yr

Latest (2025): $993 · +29.0% YoY. Source: county tax records.