8 County Road 529 · Como, MS 38619

$100,000

4 bd · 1.0 ba · 957 sqft · SingleFamily public records · 70 Days on market

Built 1974 0.75 ac lot $104/sqft · 18% below area Est $166k · 40% under ↓ 8% 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 +22.0/30.0
• ARV discount +15.0/15.0
• Appreciation +8.6/10.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

UNLIMITED POSSIBILITIES await with this 4-bedroom, 2-bath home located at 8 CR 529 in Como, MS, just 40 miles from Oxford and University of Mississippi! Nestled in Lafayette County, this property is full of potential and perfect for an investor, a family seeking a winter getaway, or anyone with students planning to attend Ole Miss. With the right vision, this home could easily be transformed into a charming vacation retreat or a steady income-producing rental. Whether you're looking for your next fixer-upper project or an opportunity to generate rental income in a desirable location, this property offers the flexibility to make it your own. The possibilities are truly endless for the buyer ready to bring their ideas to life. If you've been searching for a property with great potential and room to grow--this is it. It just takes a VISION! Don't wait--call your REALTOR today and turn this opportunity into your next success story!

Key facts

• 0.75 acre lot
• 2 parking spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#330 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Lafayette County School District (town): math 47% / reading 40% proficiency, ranked #29 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($691 loan paydown + $7k appreciation (7.2% local appreciation)).
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (16%) 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $165,602
• List price: $100,000
• Delta: -39.61%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

7.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.64×
• Total profit: $46,017
• Equity at exit: $70,301

10-year hold

• IRR: 21.7%
• Equity multiple: 5.50×
• Total profit: $126,115
• Equity at exit: $134,459

Cash invested: $28,000 (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 38619

• Home prices YoY: 4.5%
• Active inventory: 33
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $159

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 80%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $100,000 Active 70 DOM
2. 2026-06-14
   days on market $100,000 Active 68 DOM
3. 2026-06-12
   days on market $100,000 Active 67 DOM
4. 2026-06-09
   days on market $100,000 Active 64 DOM
5. 2026-06-08
   days on market $100,000 Active 63 DOM
6. 2026-06-07
   days on market $100,000 Active 62 DOM
7. 2026-06-02
   days on market $100,000 Active 57 DOM
8. 2026-06-01
   days on market $100,000 Active 56 DOM
9. 2026-05-31
   days on market $100,000 Active 55 DOM
10. 2026-05-30
    days on market $100,000 Active 54 DOM
11. 2026-05-06
    price $110,000 953-char remark

    Show marketing remark (953 chars)

    UNLIMITED POSSIBILITIES await with this 4-bedroom, 2-bath home located at 8 CR 529 in Como, MS, just 40 miles from Oxford and University of Mississippi! Nestled in Lafayette County, this property is full of potential and perfect for an investor, a family seeking a winter getaway, or anyone with students planning to attend Ole Miss. With the right vision, this home could easily be transformed into a charming vacation retreat or a steady income-producing rental. Whether you're looking for your next fixer-upper project or an opportunity to generate rental income in a desirable location, this property offers the flexibility to make it your own. The possibilities are truly endless for the buyer ready to bring their ideas to life. If you've been searching for a property with great potential and room to grow--this is it. It just takes a VISION! Don't wait--call your REALTOR today and turn this opportunity into your next success story!

12. 2026-04-13
    price $119,500 953-char remark

    Show marketing remark (953 chars)

    UNLIMITED POSSIBILITIES await with this 4-bedroom, 2-bath home located at 8 CR 529 in Como, MS, just 40 miles from Oxford and University of Mississippi! Nestled in Lafayette County, this property is full of potential and perfect for an investor, a family seeking a winter getaway, or anyone with students planning to attend Ole Miss. With the right vision, this home could easily be transformed into a charming vacation retreat or a steady income-producing rental. Whether you're looking for your next fixer-upper project or an opportunity to generate rental income in a desirable location, this property offers the flexibility to make it your own. The possibilities are truly endless for the buyer ready to bring their ideas to life. If you've been searching for a property with great potential and room to grow--this is it. It just takes a VISION! Don't wait--call your REALTOR today and turn this opportunity into your next success story!

13. 2026-04-13
    status Active 953-char remark

    Show marketing remark (953 chars)

    UNLIMITED POSSIBILITIES await with this 4-bedroom, 2-bath home located at 8 CR 529 in Como, MS, just 40 miles from Oxford and University of Mississippi! Nestled in Lafayette County, this property is full of potential and perfect for an investor, a family seeking a winter getaway, or anyone with students planning to attend Ole Miss. With the right vision, this home could easily be transformed into a charming vacation retreat or a steady income-producing rental. Whether you're looking for your next fixer-upper project or an opportunity to generate rental income in a desirable location, this property offers the flexibility to make it your own. The possibilities are truly endless for the buyer ready to bring their ideas to life. If you've been searching for a property with great potential and room to grow--this is it. It just takes a VISION! Don't wait--call your REALTOR today and turn this opportunity into your next success story!

14. 2026-04-13
    status Pending 953-char remark

    Show marketing remark (953 chars)

    UNLIMITED POSSIBILITIES await with this 4-bedroom, 2-bath home located at 8 CR 529 in Como, MS, just 40 miles from Oxford and University of Mississippi! Nestled in Lafayette County, this property is full of potential and perfect for an investor, a family seeking a winter getaway, or anyone with students planning to attend Ole Miss. With the right vision, this home could easily be transformed into a charming vacation retreat or a steady income-producing rental. Whether you're looking for your next fixer-upper project or an opportunity to generate rental income in a desirable location, this property offers the flexibility to make it your own. The possibilities are truly endless for the buyer ready to bring their ideas to life. If you've been searching for a property with great potential and room to grow--this is it. It just takes a VISION! Don't wait--call your REALTOR today and turn this opportunity into your next success story!

15. 2026-04-07
    price $99,000 953-char remark

    Show marketing remark (953 chars)

    UNLIMITED POSSIBILITIES await with this 4-bedroom, 2-bath home located at 8 CR 529 in Como, MS, just 40 miles from Oxford and University of Mississippi! Nestled in Lafayette County, this property is full of potential and perfect for an investor, a family seeking a winter getaway, or anyone with students planning to attend Ole Miss. With the right vision, this home could easily be transformed into a charming vacation retreat or a steady income-producing rental. Whether you're looking for your next fixer-upper project or an opportunity to generate rental income in a desirable location, this property offers the flexibility to make it your own. The possibilities are truly endless for the buyer ready to bring their ideas to life. If you've been searching for a property with great potential and room to grow--this is it. It just takes a VISION! Don't wait--call your REALTOR today and turn this opportunity into your next success story!

16. 2026-04-06
    listed $119,500 Active 953-char remark

    Show marketing remark (953 chars)

    UNLIMITED POSSIBILITIES await with this 4-bedroom, 2-bath home located at 8 CR 529 in Como, MS, just 40 miles from Oxford and University of Mississippi! Nestled in Lafayette County, this property is full of potential and perfect for an investor, a family seeking a winter getaway, or anyone with students planning to attend Ole Miss. With the right vision, this home could easily be transformed into a charming vacation retreat or a steady income-producing rental. Whether you're looking for your next fixer-upper project or an opportunity to generate rental income in a desirable location, this property offers the flexibility to make it your own. The possibilities are truly endless for the buyer ready to bring their ideas to life. If you've been searching for a property with great potential and room to grow--this is it. It just takes a VISION! Don't wait--call your REALTOR today and turn this opportunity into your next success story!

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,915
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,909
• Taxable income: $338
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $1,829/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: Lafayette County School District
• NCES district ID: 2802370
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $46,476
• Composite: 37.09/100
• National rank: #4498
• State rank: #29 of 130 in MS

Livability — Como

• Score: 53/100
• State rank: #330
• US rank: #24584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,531

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 42% Pacific Islander 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.15%
• Current HPI: 168.0794
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.9% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $110,000 MLSU
• 2026-04-13 Price Changed $119,500 MLSU
• 2026-04-13 Relisted — MLSU
• 2026-04-13 Pending — MLSU
• 2026-04-07 Price Changed $99,000 MLSU
• 2026-04-06 Listed $119,500 MLSU