60 Alice Ln · Belmont, MS 38827

$54,900

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 29 Days on market

Built 1970 0.30 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
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great property for investors or those who wish to rehab! This 3-bed, 2-bath fixer-upper is a great place to start your remodeling journey. Buyers, please note that all accepted offers on this property require 1% of the purchase price as earnest money or $2000 minimum. Listing broker does not warrant lot size or dimensions.

Key facts

• 0.3 acre lot
• Built 1970
• Listed 29 days

Property features AI

Finance

• Other: Subdivision listed as Other
• Financial info: Annual tax noted

Exterior

• Home design: Single-story ranch-style single-family home; Residential property
• Exterior features: Lot dimensions approximately 100 x 130; Lot about 0.3 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#84 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• 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.
• Market conditions: 14 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 (-1.3%/yr); year-one equity from $380 of loan paydown is wiped out by about $715 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.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.97% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.72%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.79×
• Total profit: $27,520
• Equity at exit: $12,459

10-year hold

• IRR: 43.3%
• Equity multiple: 5.51×
• Total profit: $69,382
• Equity at exit: $12,419

Cash invested: $15,372 (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 38827

• Home prices YoY: -0.9%
• Active inventory: 14
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $509

Break-even live

Break-even rent $436

Max offer price $54,900

Occupancy floor 48%

Sensitivity live

Price	-10% $540	-5% $524	+0% $509	+5% $493	+10% $478
Rent	-10% $423	-5% $466	+0% $509	+5% $551	+10% $594
Rate	-1.0pp $536	-0.5pp $523	base $509	+0.5pp $495	+1.0pp $480

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $54,900 Pending 29 DOM
2. 2026-06-09
   days on market $54,900 Active 28 DOM
3. 2026-06-08
   days on market $54,900 Active 27 DOM
4. 2026-06-07
   days on market $54,900 Active 26 DOM
5. 2026-06-07
   days on market $54,900 Active 25 DOM
6. 2026-06-04
   days on market $54,900 Active 22 DOM
7. 2026-06-02
   days on market $54,900 Active 21 DOM
8. 2026-06-01
   days on market $54,900 Active 20 DOM
9. 2026-05-31
   days on market $54,900 Active 19 DOM
10. 2026-05-12
    listed $54,900 Active

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$31/yr (+$3/mo · 7.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $12,959
• − Mortgage interest: −$3,075
• − Property taxes: −$403
• − Insurance: −$274
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,597
• Taxable income: $5,536
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $4,777/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 — Belmont

• Score: 67/100
• State rank: #84
• US rank: #10819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belmont, MS
• Population (ZIP): 3,255

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 (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10% French/Haitian/Cajun 0%

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: ▼ -1.30%
• Current HPI: 149.1681
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $54,900 NEMSBD

Property tax history

+13.3%/yr

Latest (2025): $403 · +11.3% YoY. Source: county tax records.