72 Van Holmes Rd #1 · Kokomo, MS 39667

$74,900

3 bd · 2.0 ba · 1,305 sqft · SingleFamily · 79 Days on market

Built 2000 Fair condition 1.00 ac lot $57/sqft · 63% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bathroom home featuring a front porch, living room, and kitchen. Enjoy the spacious front yard, perfect for family gatherings. Ideal for both investors and families--don't miss the opportunity to own this property!

Key facts

• 1 acre lot
• Built 2000
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (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.
• Walthall County School District (rural): math 22% / reading 23% proficiency, ranked #86 of 130 in MS (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 93 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Walthall County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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. 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. 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: 1.78% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.59%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $202,251
• List price: $74,900
• Delta: -62.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.3%
• Equity multiple: 2.05×
• Total profit: $21,937
• Equity at exit: $11,168

10-year hold

• IRR: 33.0%
• Equity multiple: 4.01×
• Total profit: $63,034
• Equity at exit: $6,476

Cash invested: $20,972 (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 39667

• Home prices YoY: -18.4%
• Active inventory: 93
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $535

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 55%

Sensitivity live

Price	-10% $586	-5% $561	+0% $535	+5% $509	+10% $483
Rent	-10% $429	-5% $482	+0% $535	+5% $587	+10% $640
Rate	-1.0pp $572	-0.5pp $554	base $535	+0.5pp $515	+1.0pp $496

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $74,900 Active 79 DOM
2. 2026-06-18
   days on market $74,900 Active 77 DOM
3. 2026-06-17
   days on market $74,900 Active 76 DOM
4. 2026-06-16
   days on market $74,900 Active 75 DOM
5. 2026-06-15
   days on market $74,900 Active 74 DOM
6. 2026-06-13
   days on market $74,900 Active 72 DOM
7. 2026-06-12
   days on market $74,900 Active 71 DOM
8. 2026-06-09
   pricedays on market $74,900 Active 68 DOM
9. 2026-06-08
   days on market $79,900 Active 67 DOM
10. 2026-06-07
    days on market $79,900 Active 66 DOM
11. 2026-06-07
    days on market $79,900 Active 65 DOM
12. 2026-06-04
    days on market $79,900 Active 62 DOM
13. 2026-06-02
    days on market $79,900 Active 61 DOM
14. 2026-06-01
    days on market $79,900 Active 60 DOM
15. 2026-05-31
    days on market $79,900 Active 59 DOM
16. 2026-04-02
    listed $79,900 Active 227-char remark

    Show marketing remark (227 chars)

    3-bedroom, 2-bathroom home featuring a front porch, living room, and kitchen. Enjoy the spacious front yard, perfect for family gatherings. Ideal for both investors and families--don't miss the opportunity to own this property!

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $15,984
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,179
• Taxable income: $5,554
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $5,083/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Painting, replacing appliances and fixtures, and reconditioning the HVAC unit can significantly enhance its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Major Bathroom fixtures — Dated and worn
• Moderate Exterior siding — Shows some wear
• Moderate Interior walls/paint — Chipped and worn in some areas
• Moderate Windows — Some show wear
• Moderate HVAC unit — Old and may need replacement

Value-add opportunities

• Resale Painting interior walls — Fresh paint can significantly improve the home's appearance
• Resale Replacing kitchen appliances — Modern appliances can attract more buyers
• Resale Replacing bathroom fixtures — Up-to-date fixtures can enhance the home's appeal
• Rental Reconditioning HVAC unit — A functional HVAC system is crucial for rental properties

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Bathroom fixtures · Dated and worn	Major	$15,000–50,000
Exterior siding · Shows some wear	Moderate	$3,000–15,000
Interior walls/paint · Chipped and worn in some areas	Moderate	$3,000–15,000
Windows · Some show wear	Moderate	$3,000–15,000
HVAC unit · Old and may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$42,000–160,000

Value-add ROI direction

• Resale Painting interior walls — Fresh paint can significantly improve the home's appearance ↑
• Resale Replacing kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Replacing bathroom fixtures — Up-to-date fixtures can enhance the home's appeal ↑
• Rental Reconditioning HVAC unit — A functional HVAC system is crucial for rental properties ↑

ⓘ 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: Walthall County School District
• NCES district ID: 2804440
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $31,939
• Composite: 18.26/100
• National rank: #8959
• State rank: #86 of 130 in MS

Livability — Kokomo

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

Census & demographics

• Population (ZIP): 10,138

Population outlook (Walthall County) Hauer SSP2

• Today (2025): 13,180 people
• By 2030: 12,361 · -6.2%
• By 2040: 10,728 · -18.6%
• By 2050: 9,233 · -29.9%
• By 2075: 6,445 · -51.1%
• By 2100: 4,955 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 43% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Walthall

• 2024 margin: Strong R (+26.9) · D 36.1% · R 63.0%
• 2008→2024 swing: -16.7pp toward R · 2008: -10.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.4 2016: R+15.2 2012: R+8.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.26%
• Current HPI: 147.5232
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-02 Listed $79,900 MLSU