1404 SW Gene Rd · Bogue Chitto, MS 39629

$295,000

12 bd · 7.2 ba · 1,680 sqft · MultiFamily · 91 Days on market

Built 2007 Fair condition 3.00 ac lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

West Lincoln investment opportunity featuring four tenant-occupied mobile homes located in the West Lincoln School District. If you're looking for a turnkey investment, this is it. Three of the homes are 3 bed, 2 bath, and one is a 2 bed, 1 bath. The property is serviced by a shared water well, and all tenants own their own appliances. There is also ample room to expand, with the potential to add up to four additional mobile homes. This property offers immediate income with strong upside for future growth.

Key facts

• Shared water well
• Immediate income
• Room to expand

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED MOBILE HOMES
• SHARED WATER WELL
• ROOM TO EXPAND
• IMMEDIATE INCOME

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.8-bath units multifamily listed at $295k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive. Per door: $173/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $268k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.1% in Bogue Chitto — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 45/100 on livability (#353 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Lincoln County School District (rural): math 33% / reading 42% proficiency, ranked #46 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 10 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Lincoln County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 98% 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 $268,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-3,568
• Equity at exit: $43,985

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $54,114
• Equity at exit: $25,506

Cash invested: $82,600 (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 39629

• Home prices YoY: -22.4%
• Active inventory: 38
• Price-to-rent: 27.8×

Monthly cashflow live

• Estimated rent: $3,542 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $693

Break-even live

Break-even rent $2,665

Max offer price $295,000

Occupancy floor 75%

Sensitivity live

Price	-10% $897	-5% $795	+0% $693	+5% $591	+10% $489
Rent	-10% $413	-5% $553	+0% $693	+5% $833	+10% $973
Rate	-1.0pp $842	-0.5pp $768	base $693	+0.5pp $617	+1.0pp $539

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.8	$3,544
Total (4 units)			$3,542

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $295,000 Active 91 DOM
2. 2026-06-18
   days on market $295,000 Active 89 DOM
3. 2026-06-17
   days on market $295,000 Active 88 DOM
4. 2026-06-16
   days on market $295,000 Active 87 DOM
5. 2026-06-15
   days on market $295,000 Active 86 DOM
6. 2026-06-13
   days on market $295,000 Active 84 DOM
7. 2026-06-12
   days on market $295,000 Active 83 DOM
8. 2026-06-09
   days on market $295,000 Active 80 DOM
9. 2026-06-08
   days on market $295,000 Active 79 DOM
10. 2026-06-07
    days on market $295,000 Active 78 DOM
11. 2026-06-07
    days on market $295,000 Active 77 DOM
12. 2026-06-04
    days on market $295,000 Active 74 DOM
13. 2026-06-02
    days on market $295,000 Active 73 DOM
14. 2026-06-01
    days on market $295,000 Active 72 DOM
15. 2026-05-31
    days on market $295,000 Active 71 DOM
16. 2026-05-08
    status Active 511-char remark

    Show marketing remark (511 chars)

    West Lincoln investment opportunity featuring four tenant-occupied mobile homes located in the West Lincoln School District. If you're looking for a turnkey investment, this is it. Three of the homes are 3 bed, 2 bath, and one is a 2 bed, 1 bath. The property is serviced by a shared water well, and all tenants own their own appliances. There is also ample room to expand, with the potential to add up to four additional mobile homes. This property offers immediate income with strong upside for future growth.

17. 2026-05-06
    status Pending 511-char remark

    Show marketing remark (511 chars)

    West Lincoln investment opportunity featuring four tenant-occupied mobile homes located in the West Lincoln School District. If you're looking for a turnkey investment, this is it. Three of the homes are 3 bed, 2 bath, and one is a 2 bed, 1 bath. The property is serviced by a shared water well, and all tenants own their own appliances. There is also ample room to expand, with the potential to add up to four additional mobile homes. This property offers immediate income with strong upside for future growth.

18. 2026-03-19
    listed $295,000 Active 511-char remark

    Show marketing remark (511 chars)

    West Lincoln investment opportunity featuring four tenant-occupied mobile homes located in the West Lincoln School District. If you're looking for a turnkey investment, this is it. Three of the homes are 3 bed, 2 bath, and one is a 2 bed, 1 bath. The property is serviced by a shared water well, and all tenants own their own appliances. There is also ample room to expand, with the potential to add up to four additional mobile homes. This property offers immediate income with strong upside for future growth.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $42,504
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$2,272
• − Repairs & maintenance: −$3,400
• − Management: −$3,400
• − Depreciation: −$8,582
• Taxable income: $3,899
• Est. tax owed @ 24.0%: −$936
• After-tax cash flow: $7,381/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

The property is in fair condition with significant repairs and maintenance needed. A comprehensive renovation is required to improve its condition and increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls show signs of wear and discoloration.
• Major HVAC/mechanicals — The HVAC system appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Both repair and replace roof — A new roof will improve the overall condition of the property and increase its value.
• Both repair and replace exterior siding — A new exterior siding will improve the overall condition of the property and increase its value.
• Both repair and replace flooring — A new flooring will improve the overall condition of the property and increase its value.
• Both repair and paint interior walls — A new paint job will improve the overall condition of the property and increase its value.
• Both repair and replace HVAC system — A new HVAC system will improve the overall condition of the property and increase its value.
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal will improve the overall condition of the property and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding shows signs of wear and discoloration.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls show signs of wear and discoloration.	Major	$15,000–50,000
HVAC/mechanicals · The HVAC system appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair and replace roof — A new roof will improve the overall condition of the property and increase its value. ↑
• Both repair and replace exterior siding — A new exterior siding will improve the overall condition of the property and increase its value. ↑
• Both repair and replace flooring — A new flooring will improve the overall condition of the property and increase its value. ↑
• Both repair and paint interior walls — A new paint job will improve the overall condition of the property and increase its value. ↑
• Both repair and replace HVAC system — A new HVAC system will improve the overall condition of the property and increase its value. ↑
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal will improve the overall condition of the property and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lincoln County School District
• NCES district ID: 2802640
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,493
• Composite: 31.58/100
• National rank: #5950
• State rank: #46 of 130 in MS

Livability — Bogue Chitto

• Score: 45/100
• State rank: #353
• US rank: #26644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,460

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,188 people
• By 2030: 33,627 · -1.6%
• By 2040: 32,089 · -6.1%
• By 2050: 29,981 · -12.3%
• By 2075: 23,581 · -31.0%
• By 2100: 16,413 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 18% Two or more races 2%
• Common ancestry: Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Arabic 1% Other Indo-European 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+45.4) · D 27.0% · R 72.3%
• 2008→2024 swing: -13.2pp toward R · 2008: -32.2pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+39.0 2016: R+40.1 2012: R+31.1 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.43%
• Current HPI: 167.6789
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-08 Relisted — MLSU
• 2026-05-06 Pending — MLSU
• 2026-03-19 Listed $295,000 MLSU