315 Young Rd · Victoria, MS 38611

$149,900

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 65 Days on market

Built 2018 1.50 ac lot

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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).

• Cash flow +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a place that will give you the privacy you want and a note that wont break the bank. Welcome Home.

Key facts

• 1.5 acre lot
• Built 2018
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (13.1% below list).
• Recommended offer: $130k (13.1% 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.
• Marshall County School District (rural): math 18% / reading 25% proficiency, ranked #87 of 130 in MS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 350 active listings in the ZIP; 310 units permitted in Marshall 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 $4k of value loss. Plan a longer hold.
• Marshall County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: major 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 $130,190 (13.1% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 9.6

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-16,876
• Equity at exit: $22,351

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-5,306
• Equity at exit: $12,961

Cash invested: $41,972 (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 38611

• Home prices YoY: -11.8%
• Active inventory: 350
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $117

Break-even live

Break-even rent $1,153

Max offer price $149,900

Occupancy floor 86%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $149,900 Active 65 DOM
2. 2026-06-17
   days on market $149,900 Active 64 DOM
3. 2026-06-16
   days on market $149,900 Active 63 DOM
4. 2026-06-15
   days on market $149,900 Active 62 DOM
5. 2026-06-13
   days on market $149,900 Active 60 DOM
6. 2026-06-10
   days on market $149,900 Active 57 DOM
7. 2026-06-09
   days on market $149,900 Active 56 DOM
8. 2026-06-08
   days on market $149,900 Active 55 DOM
9. 2026-06-07
   days on market $149,900 Active 54 DOM
10. 2026-06-03
    days on market $149,900 Active 50 DOM
11. 2026-06-02
    days on market $149,900 Active 49 DOM
12. 2026-06-01
    days on market $149,900 Active 48 DOM
13. 2026-05-31
    days on market $149,900 Active 47 DOM
14. 2026-05-14
    status Active 111-char remark

    Show marketing remark (111 chars)

    Looking for a place that will give you the privacy you want and a note that wont break the bank. Welcome Home.

15. 2026-05-03
    status Pending 111-char remark

    Show marketing remark (111 chars)

    Looking for a place that will give you the privacy you want and a note that wont break the bank. Welcome Home.

16. 2026-04-03
    listed $149,900 Active 111-char remark

    Show marketing remark (111 chars)

    Looking for a place that will give you the privacy you want and a note that wont break the bank. Welcome Home.

17. 2022-06-03
    soldstatus
18. 2022-05-31
    soldstatus Closed 337-char remark

    Show marketing remark (337 chars)

    Beautiful park like setting with trees on 1.5 acres. This 3 year old mobile home has an open and split floor plan with 2 bedrooms and 2 bathrooms. There is a breakfast bar, eat in kitchen, and laundry room. This home is move in ready and can go FHA. The shed does not remain but there is an empty safe in the bedroom that will remain.

19. 2022-05-05
    status Pending 337-char remark

    Show marketing remark (337 chars)

    Beautiful park like setting with trees on 1.5 acres. This 3 year old mobile home has an open and split floor plan with 2 bedrooms and 2 bathrooms. There is a breakfast bar, eat in kitchen, and laundry room. This home is move in ready and can go FHA. The shed does not remain but there is an empty safe in the bedroom that will remain.

20. 2022-05-02
    listed $119,000 Active 337-char remark

    Show marketing remark (337 chars)

    Beautiful park like setting with trees on 1.5 acres. This 3 year old mobile home has an open and split floor plan with 2 bedrooms and 2 bathrooms. There is a breakfast bar, eat in kitchen, and laundry room. This home is move in ready and can go FHA. The shed does not remain but there is an empty safe in the bedroom that will remain.

21. 2021-03-15
    historical
22. 2021-02-24
    listed $95,000
23. 2019-08-12
    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: $752 · $63/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: +$432/yr (+$36/mo · 57.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $15,623
• − Mortgage interest: −$8,397
• − Property taxes: −$752
• − Insurance: −$750
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$4,361
• Taxable loss: −$1,136
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $1,680/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: Marshall County School District
• NCES district ID: 2802850
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $39,333
• Composite: 18.11/100
• National rank: #8970
• State rank: #87 of 130 in MS

Livability — Victoria

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

Census & demographics

• Population (ZIP): 16,751

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,542 people
• By 2030: 31,983 · -4.6%
• By 2040: 28,556 · -14.9%
• By 2050: 25,352 · -24.4%
• By 2075: 20,032 · -40.3%
• By 2100: 16,738 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Marshall

• 2024 margin: Lean R (+7.3) · D 46.0% · R 53.2%
• 2008→2024 swing: -25.5pp toward R · 2008: 18.2pp · 2024: -7.3pp
• All cycles: 2024: R+7.3 2020: D+3.1 2016: D+9.7 2012: D+19.4 2008: D+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.38%
• Current HPI: 212.021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+57.8% since first listed

10 events — show timeline

• 2026-05-14 Relisted — MLSU
• 2026-05-03 Pending — MLSU
• 2026-04-03 Listed $149,900 MLSU
• 2022-06-03 Sold (Public Records) — Public Records
• 2022-05-31 Sold (MLS) — MLSU
• 2022-05-05 Pending — MLSU
• 2022-05-02 Listed $119,000 MLSU
• 2021-03-15 Listing Removed — MLSU
• 2021-02-24 Listed $95,000 MLSU
• 2019-08-12 Sold (Public Records) — Public Records

Property tax history

+17.2%/yr

Latest (2025): $752 · -8.2% YoY. Source: county tax records.