80 Maple Dr · Perkinston, MS 39573

$210,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 37 Days on market

Built 2004 5,662 sqft lot $160/sqft · 9% below area Est $230k · 9% under · waterfront $13/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +11.4/15.0
• Cash flow +11.0/30.0
• Schools +4.1/10.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sunday morning coffee of an chilly fall day in front of the back-porch fireplace. Take the boat out for an afternoon or fishing on the lake. Filling the house with the laughter of friends and family, sharing a meal of the day's catch. Whether it's your primary or vacation home, this 3 BD/2BA house will make you feel like you're on vacation everyday. With 58 feet of water-front and a dock, two fireplaces (one indoors, and one on the screened-in back porch), an an entertaining-deck, you'll never want to leave this lakeside paradise. Furniture, boats, riding lawn mower and golf cart are negotiable.

Key facts

• Fully stocked lake
• Expansive dock
• Screened-in porch

Tags

• LAKEFRONT HOME
• SCREENED-IN PORCH
• COZY FIREPLACE
• EXPANSIVE DOCK
• ENTERTAINING DECK
• FULLY STOCKED LAKE

Property features AI

Finance

• HOA & community: Annual association fee of $150; Community offers boating, fishing, and lake access

Exterior

• Parking: 2 open, unpaved parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level
• Construction: Siding exterior; Pillar/post/pier foundation; Shingle roof; Built in 2026
• Exterior features: Rear screened porch; Storage structure; Lakefront views

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Move-in ready condition; Wood-burning fireplace in the living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (24.1% below list).
• Recommended offer: $159k (24.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Stone County School District (town): math 52% / reading 46% proficiency, ranked #15 of 130 in MS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 60 units permitted in Stone County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Stone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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

• Climate carrying-cost: 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 $159,375 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (median comp): $229,870
• List price: $210,000
• Delta: -8.64%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Dogwood Ln	0.41mi	3/2.0	1,390 (+6%)	22mo	$324,900	$234	53
123 Maple Dr	0.25mi	2/1.0 (-1)	1,507 (+15%)	8mo	$345,000	$229	48
33 Poplar Dr	0.42mi	2/2.0 (-1)	1,493 (+14%)	17mo	$195,000	$131	39

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-39,638
• Equity at exit: $31,312

10-year hold

• IRR: -12.0%
• Equity multiple: 0.29×
• Total profit: $-41,849
• Equity at exit: $18,157

Cash invested: $58,800 (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 39573

• Home prices YoY: -12.6%
• Active inventory: 84
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$88
• HOA: −$13
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-87

Break-even live

Break-even rent $1,704

Max offer price $194,556

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-28	+0% $-87	+5% $-147	+10% $-206
Rent	-10% $-213	-5% $-150	+0% $-87	+5% $-24	+10% $38
Rate	-1.0pp $18	-0.5pp $-34	base $-87	+0.5pp $-142	+1.0pp $-197

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-21
   days on market $210,000 Active 37 DOM
2. 2026-06-21
   days on market $210,000 Active 36 DOM
3. 2026-06-18
   days on market $210,000 Active 34 DOM
4. 2026-06-17
   days on market $210,000 Active 33 DOM
5. 2026-06-16
   days on market $210,000 Active 32 DOM
6. 2026-06-15
   days on market $210,000 Active 31 DOM
7. 2026-06-13
   days on market $210,000 Active 29 DOM
8. 2026-06-12
   days on market $210,000 Active 28 DOM
9. 2026-06-09
   days on market $210,000 Active 25 DOM
10. 2026-06-08
    days on market $210,000 Active 24 DOM
11. 2026-06-07
    days on market $210,000 Active 23 DOM
12. 2026-06-07
    days on market $210,000 Active 22 DOM
13. 2026-06-04
    days on market $210,000 Active 19 DOM
14. 2026-06-02
    days on market $210,000 Active 18 DOM
15. 2026-06-01
    days on market $210,000 Active 17 DOM
16. 2026-05-31
    days on market $210,000 Active 16 DOM
17. 2026-05-14
    listed $210,000 Active 1006-char remark
18. 2025-07-10
    historical $1,675
19. 2025-06-28
    listed $1,675
20. 2024-09-13
    historical $1,600
21. 2024-09-05
    listed $1,600
22. 2024-02-13
    historical $1,550
23. 2024-01-10
    listed $1,550
24. 2018-02-26
    soldstatus 602-char remark

    Show marketing remark (602 chars)

    Sunday morning coffee of an chilly fall day in front of the back-porch fireplace. Take the boat out for an afternoon or fishing on the lake. Filling the house with the laughter of friends and family, sharing a meal of the day's catch. Whether it's your primary or vacation home, this 3 BD/2BA house will make you feel like you're on vacation everyday. With 58 feet of water-front and a dock, two fireplaces (one indoors, and one on the screened-in back porch), an an entertaining-deck, you'll never want to leave this lakeside paradise. Furniture, boats, riding lawn mower and golf cart are negotiable.

25. 2017-07-31
    listed $149,900 602-char remark

    Show marketing remark (602 chars)

    Sunday morning coffee of an chilly fall day in front of the back-porch fireplace. Take the boat out for an afternoon or fishing on the lake. Filling the house with the laughter of friends and family, sharing a meal of the day's catch. Whether it's your primary or vacation home, this 3 BD/2BA house will make you feel like you're on vacation everyday. With 58 feet of water-front and a dock, two fireplaces (one indoors, and one on the screened-in back porch), an an entertaining-deck, you'll never want to leave this lakeside paradise. Furniture, boats, riding lawn mower and golf cart are negotiable.

26. 2015-08-14
    soldstatus

    Show marketing remark (262 chars)

    Great waterfront getaway. Home boasts 2 fireplaces, screened back porch the length of the home and wonderful back deck for entertaining. Open floor plan with split bedrooms. Also has 58 feet waterfront and pier. Furniture negotiable, including riding lawn mower.

27. 2015-04-01
    listed $145,000

    Show marketing remark (262 chars)

    Great waterfront getaway. Home boasts 2 fireplaces, screened back porch the length of the home and wonderful back deck for entertaining. Open floor plan with split bedrooms. Also has 58 feet waterfront and pier. Furniture negotiable, including riding lawn mower.

28. 2004-08-27
    soldstatus

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $19,125
• − Mortgage interest: −$11,763
• − Property taxes: −$1,737
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − HOA: −$156
• − Depreciation: −$6,109
• Taxable loss: −$4,750
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $91/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: Stone County School District
• NCES district ID: 2804170
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $43,785
• Composite: 41.4/100
• National rank: #3476
• State rank: #15 of 130 in MS

Livability — Perkinston

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

Census & demographics

• Population (ZIP): 9,770

Population outlook (Stone County) Hauer SSP2

• Today (2025): 18,528 people
• By 2030: 18,585 · +0.3%
• By 2040: 18,429 · -0.5%
• By 2050: 17,825 · -3.8%
• By 2075: 16,095 · -13.1%
• By 2100: 14,276 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -43.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+52.8 2016: R+53.5 2012: R+45.9 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.85%
• Current HPI: 185.9356
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+44.8% since first listed

12 events — show timeline

• 2026-05-14 Listed $210,000 MLSU
• 2025-07-10 Rental Removed $1,675 MLSU
• 2025-06-28 Listed for Rent $1,675 MLSU
• 2024-09-13 Rental Removed $1,600 MLSU
• 2024-09-05 Listed for Rent $1,600 MLSU
• 2024-02-13 Rental Removed $1,550 MLSU
• 2024-01-10 Listed for Rent $1,550 MLSU
• 2018-02-26 Sold (MLS) — MLSU
• 2017-07-31 Listed $149,900 MLSU
• 2015-08-14 Sold (MLS) — MLSU
• 2015-04-01 Listed $145,000 MLSU
• 2004-08-27 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,737 · +10.1% YoY. Source: county tax records.