108 Hightower St · Sardis, MS 38666

$46,900

4 bd · 2.0 ba · 1,847 sqft · Other public records · 225 Days on market

Built 1940 0.55 ac lot $25/sqft · 72% below area ↓ 24% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Fannie Mae HomePath property. Charming two-story home located in the original town of Sardis! This inviting property features a full front porch perfect for relaxing, classic wood siding, and a durable metal roof. Inside, you'll find 3 bedrooms and 2 bathrooms, a spacious family room, and a large primary bedroom. The home also offers central heat and air for year-round comfort. A wonderful opportunity to own a classic Sardis home with plenty of character and space! Great opportunity to renovate to your expectations.

Key facts

• Durable metal roof
• Full front porch
• Central heat and air

Tags

• FULL FRONT PORCH
• CLASSIC WOOD SIDING
• DURABLE METAL ROOF
• CENTRAL HEAT AND AIR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $47k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#235 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D+, schools F, amenities F.
• North Panola School District (rural): math 2% / reading 8% proficiency, ranked #129 of 130 in MS (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $324 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Panola County population projected at -20% 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $28k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 4.16% ✓
• Cap rate: 37.42%
• Cash-on-cash: 111.15%
• DSCR: 5.95
• GRM: 2.0

CMA / ARV

• ARV (median comp): $239,693
• List price: $46,900
• Delta: -80.43%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.32×
• Total profit: $69,902
• Equity at exit: $6,993

10-year hold

• IRR: —
• Equity multiple: 13.24×
• Total profit: $160,747
• Equity at exit: $4,055

Cash invested: $13,132 (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 38666

• Home prices YoY: -8.3%
• Active inventory: 24
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $704/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,216

Break-even live

Break-even rent $410

Max offer price $46,900

Occupancy floor 33%

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 E Lee St Sardis, MS	3.0	2.0	1530	$1,950	$1.27	23d	1	0.05mi

Listing history 22 events

1. 2026-06-19
   days on market $46,900 Active 225 DOM
2. 2026-06-18
   days on market $46,900 Active 224 DOM
3. 2026-06-17
   days on market $46,900 Active 223 DOM
4. 2026-06-16
   days on market $46,900 Active 222 DOM
5. 2026-06-15
   days on market $46,900 Active 221 DOM
6. 2026-06-14
   days on market $46,900 Active 219 DOM
7. 2026-06-12
   pricedays on market $46,900 Active 218 DOM
8. 2026-06-09
   days on market $54,900 Active 215 DOM
9. 2026-06-08
   days on market $54,900 Active 214 DOM
10. 2026-06-07
    days on market $54,900 Active 213 DOM
11. 2026-06-05
    days on market $54,900 Active 210 DOM
12. 2026-06-02
    days on market $54,900 Active 208 DOM
13. 2026-06-01
    days on market $54,900 Active 207 DOM
14. 2026-05-31
    days on market $54,900 Active 206 DOM
15. 2026-05-30
    days on market $54,900 Active 205 DOM
16. 2026-05-13
    price $54,900 531-char remark

    Show marketing remark (531 chars)

    This is a Fannie Mae HomePath property. Charming two-story home located in the original town of Sardis! This inviting property features a full front porch perfect for relaxing, classic wood siding, and a durable metal roof. Inside, you'll find 3 bedrooms and 2 bathrooms, a spacious family room, and a large primary bedroom. The home also offers central heat and air for year-round comfort. A wonderful opportunity to own a classic Sardis home with plenty of character and space! Great opportunity to renovate to your expectations.

17. 2026-01-07
    price $70,000 531-char remark

    Show marketing remark (531 chars)

    This is a Fannie Mae HomePath property. Charming two-story home located in the original town of Sardis! This inviting property features a full front porch perfect for relaxing, classic wood siding, and a durable metal roof. Inside, you'll find 3 bedrooms and 2 bathrooms, a spacious family room, and a large primary bedroom. The home also offers central heat and air for year-round comfort. A wonderful opportunity to own a classic Sardis home with plenty of character and space! Great opportunity to renovate to your expectations.

18. 2025-12-04
    price $72,500 531-char remark

    Show marketing remark (531 chars)

    This is a Fannie Mae HomePath property. Charming two-story home located in the original town of Sardis! This inviting property features a full front porch perfect for relaxing, classic wood siding, and a durable metal roof. Inside, you'll find 3 bedrooms and 2 bathrooms, a spacious family room, and a large primary bedroom. The home also offers central heat and air for year-round comfort. A wonderful opportunity to own a classic Sardis home with plenty of character and space! Great opportunity to renovate to your expectations.

19. 2025-11-05
    listed $75,000 Active 531-char remark

    Show marketing remark (531 chars)

    This is a Fannie Mae HomePath property. Charming two-story home located in the original town of Sardis! This inviting property features a full front porch perfect for relaxing, classic wood siding, and a durable metal roof. Inside, you'll find 3 bedrooms and 2 bathrooms, a spacious family room, and a large primary bedroom. The home also offers central heat and air for year-round comfort. A wonderful opportunity to own a classic Sardis home with plenty of character and space! Great opportunity to renovate to your expectations.

20. 2021-10-11
    historical
21. 2007-12-11
    soldstatus
22. 2000-07-06
    listed $72,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $23,400
• − Mortgage interest: −$2,627
• − Property taxes: −$704
• − Insurance: −$234
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$1,364
• Taxable income: $14,727
• Est. tax owed @ 24.0%: −$3,534
• After-tax cash flow: $11,062/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: North Panola School District
• NCES district ID: 2803210
• Math proficiency: 2% ▼ -35.00%
• Reading proficiency: 8% ▼ -11.00%
• Median HH income: $32,344
• Composite: 3.77/100
• National rank: #10066
• State rank: #129 of 130 in MS

Livability — Sardis

• Score: 59/100
• State rank: #235
• US rank: #19654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sardis, MS
• Population (ZIP): 6,258

Population outlook (Panola County) Hauer SSP2

• Today (2025): 32,645 people
• By 2030: 31,477 · -3.6%
• By 2040: 28,894 · -11.5%
• By 2050: 26,108 · -20.0%
• By 2075: 19,292 · -40.9%
• By 2100: 12,787 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 42% Two or more races 4%
• Common ancestry: Lithuanian 3% Serbian 1% Iranian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Panola

• 2024 margin: R (+14.8) · D 42.0% · R 56.9% · Other 1.1%
• 2008→2024 swing: -21.4pp toward R · 2008: 6.5pp · 2024: -14.8pp
• All cycles: 2024: R+14.8 2020: R+4.2 2016: R+0.5 2012: D+8.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.45%
• Current HPI: 192.5985
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-24.3% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $54,900 MLSU
• 2026-01-07 Price Changed $70,000 MLSU
• 2025-12-04 Price Changed $72,500 MLSU
• 2025-11-05 Listed $75,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2007-12-11 Sold (Public Records) — Public Records
• 2000-07-06 Listed $72,500 MLSU

Property tax history

+3.0%/yr

Latest (2025): $2,479 · +29.3% YoY. Source: county tax records.