14004 Ann Rd. Rd · Big Point, MS 39562

$159,900

4 bd · 2.0 ba · 1,732 sqft · SingleFamily public records · 201 Days on market

Built 1996 1.60 ac lot $92/sqft · 31% below area Est $225k · 29% under ↓ 6% since listing

---

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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique A-frame home sitting on 1.6 acres MOL is the perfect opportunity for investors, flippers, or anyone looking for a value-add project with major potential. Rare A-frame architecture — HUGE short-term rental appeal. Spacious 1.6 acre lot MOL - room for expansion, parking, added structures, or outdoor amenities Needs some TLC - Instant equity opportunity Great candidate for flip, rental, or BRRRR strategy. Tons of interior space + multiple layout possibilities. With some updates, this property could become a high-performing investment in a peaceful, private setting.

Key facts

• 1.6 acres mol
• Room for expansion
• A-frame home

Tags

• A-FRAME HOME
• 1.6 ACRES MOL
• SHORT-TERM RENTAL APPEAL
• ROOM FOR EXPANSION
• HIGH-PERFORMING INVESTMENT
• PEACEFUL PRIVATE SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#184 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety D+, amenities F, commute F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Central Lower Elementary (576 students, 100% FRL); East Central Middle School (math 64% / reading 54%, grade B, #8 of 179 statewide, top 4%, 600 students, 100% FRL); East Central High School (math 52% / reading 53%, grade C-, #12 of 197 statewide, top 6%, 787 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.02% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $224,975
• List price: $159,900
• Delta: -28.93%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9100 Augusta Rd	0.50mi	3/1.0 (-1)	1,751 (+1%)	10mo	$192,000	$110	57

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-13,526
• Equity at exit: $23,842

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,230
• Equity at exit: $13,825

Cash invested: $44,772 (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 39562

• Home prices YoY: -25.6%
• Active inventory: 114
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $194

Break-even live

Break-even rent $1,393

Max offer price $159,900

Occupancy floor 83%

Sensitivity live

Price	-10% $285	-5% $239	+0% $194	+5% $149	+10% $104
Rent	-10% $65	-5% $129	+0% $194	+5% $259	+10% $324
Rate	-1.0pp $275	-0.5pp $235	base $194	+0.5pp $153	+1.0pp $111

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $159,900 Active 201 DOM
2. 2026-06-18
   days on market $159,900 Active 198 DOM
3. 2026-06-17
   days on market $159,900 Active 197 DOM
4. 2026-06-16
   days on market $159,900 Active 196 DOM
5. 2026-06-15
   days on market $159,900 Active 195 DOM
6. 2026-06-14
   days on market $159,900 Active 193 DOM
7. 2026-06-13
   days on market $159,900 Active 192 DOM
8. 2026-06-10
   days on market $159,900 Active 190 DOM
9. 2026-06-09
   days on market $159,900 Active 189 DOM
10. 2026-06-08
    days on market $159,900 Active 188 DOM
11. 2026-06-07
    days on market $159,900 Active 187 DOM
12. 2026-06-05
    days on market $159,900 Active 184 DOM
13. 2026-06-03
    days on market $159,900 Active 183 DOM
14. 2026-06-02
    days on market $159,900 Active 182 DOM
15. 2026-06-01
    days on market $159,900 Active 181 DOM
16. 2026-05-31
    days on market $159,900 Active 180 DOM
17. 2026-05-30
    days on market $159,900 Active 179 DOM
18. 2026-02-28
    price $159,900 588-char remark

    Show marketing remark (595 chars)

    This unique A-frame home sitting on 1.6 acres MOL is the perfect opportunity for investors, flippers, or anyone looking for a value-add project with major potential. Rare A-frame architecture — HUGE short-term rental appeal Spacious 1.6 acre lot MOL - room for expansion, parking, added structures, or outdoor amenities Needs some TLC → Instant equity opportunity Great candidate for flip, rental, or BRRRR strategy Tons of interior space + multiple layout possibilities. With some updates, this property could become a high-performing investment in a peaceful, private setting.

19. 2026-02-28
    price $159,900 595-char remark

    Show marketing remark (595 chars)

    This unique A-frame home sitting on 1.6 acres MOL is the perfect opportunity for investors, flippers, or anyone looking for a value-add project with major potential. Rare A-frame architecture — HUGE short-term rental appeal Spacious 1.6 acre lot MOL - room for expansion, parking, added structures, or outdoor amenities Needs some TLC → Instant equity opportunity Great candidate for flip, rental, or BRRRR strategy Tons of interior space + multiple layout possibilities. With some updates, this property could become a high-performing investment in a peaceful, private setting.

20. 2025-12-02
    listed $170,000 Active 588-char remark

    Show marketing remark (595 chars)

    This unique A-frame home sitting on 1.6 acres MOL is the perfect opportunity for investors, flippers, or anyone looking for a value-add project with major potential. Rare A-frame architecture — HUGE short-term rental appeal Spacious 1.6 acre lot MOL - room for expansion, parking, added structures, or outdoor amenities Needs some TLC → Instant equity opportunity Great candidate for flip, rental, or BRRRR strategy Tons of interior space + multiple layout possibilities. With some updates, this property could become a high-performing investment in a peaceful, private setting.

21. 2025-12-02
    listed $170,000 Active 595-char remark

    Show marketing remark (595 chars)

    This unique A-frame home sitting on 1.6 acres MOL is the perfect opportunity for investors, flippers, or anyone looking for a value-add project with major potential. Rare A-frame architecture — HUGE short-term rental appeal Spacious 1.6 acre lot MOL - room for expansion, parking, added structures, or outdoor amenities Needs some TLC → Instant equity opportunity Great candidate for flip, rental, or BRRRR strategy Tons of interior space + multiple layout possibilities. With some updates, this property could become a high-performing investment in a peaceful, private setting.

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,666
• − Mortgage interest: −$8,957
• − Property taxes: −$1,548
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$4,652
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $2,385/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Big Point

• Score: 62/100
• State rank: #184
• US rank: #17257

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,142

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.87%
• Current HPI: 182.2784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.9% since first listed

4 events — show timeline

• 2026-02-28 Price Changed $159,900 HAAR
• 2026-02-28 Price Changed $159,900 MLSU
• 2025-12-02 Listed $170,000 MLSU
• 2025-12-02 Listed $170,000 HAAR

Property tax history

+1.4%/yr

Latest (2025): $1,548 · +3.3% YoY. Source: county tax records.