181 Firetower Rd · Tylertown, MS 39667

$144,500

3 bd · 2.0 ba · 2,112 sqft · Manufactured public records · 27 Days on market

Built 2012 1.00 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 2012 double-wide mobile home offers 2,112 square feet of comfortable living space, perfectly situated on a full 1-acre lot in Tylertown, MS, within the desirable Salem School District of Walthall County. Tucked away with a long private driveway, this property provides both privacy and peaceful surroundings, complemented by beautiful views. Inside, you'll find a thoughtfully designed layout featuring a large kitchen with an oversized island and abundant cabinet space--ideal for cooking, entertaining, and everyday living. The home has brand new carpet in bedrooms, adding a fresh and cozy touch. The main bedroom suite is a true retreat, boasting a very large soaking bathtub, a separate shower, and a spacious walk-in closet conveniently located just off the bathroom. Step outside to enjoy the expansive back deck, perfect for relaxing, hosting gatherings, or simply taking in the surroundings full of wildlife. With its generous space, modern features, and tranquil setting, this property offers the perfect blend of comfort and country living.

Key facts

• Private driveway
• Main bedroom suite
• Large kitchen

Tags

• 1-ACRE LOT
• PRIVATE DRIVEWAY
• LARGE KITCHEN
• OVERSIZED ISLAND
• ABUNDANT CABINET SPACE
• MAIN BEDROOM SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/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 $134k (7.6% below list).
• Recommended offer: $134k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.1% in Tylertown — 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 69/100 on livability (#46 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Walthall County School District (rural): math 22% / reading 23% proficiency, ranked #86 of 130 in MS (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 93 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $999 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Walthall County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($142k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,551 (7.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 9.0

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-12,131
• Equity at exit: $21,545

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,815
• Equity at exit: $12,494

Cash invested: $40,460 (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 39667

• Home prices YoY: -18.4%
• Active inventory: 93
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$758
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $178

Break-even live

Break-even rent $1,110

Max offer price $144,500

Occupancy floor 82%

Sensitivity live

Price	-10% $260	-5% $219	+0% $178	+5% $137	+10% $96
Rent	-10% $73	-5% $125	+0% $178	+5% $231	+10% $284
Rate	-1.0pp $251	-0.5pp $215	base $178	+0.5pp $141	+1.0pp $102

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending 1066-char remark

   Show marketing remark (1066 chars)

   This spacious 2012 double-wide mobile home offers 2,112 square feet of comfortable living space, perfectly situated on a full 1-acre lot in Tylertown, MS, within the desirable Salem School District of Walthall County. Tucked away with a long private driveway, this property provides both privacy and peaceful surroundings, complemented by beautiful views. Inside, you'll find a thoughtfully designed layout featuring a large kitchen with an oversized island and abundant cabinet space--ideal for cooking, entertaining, and everyday living. The home has brand new carpet in bedrooms, adding a fresh and cozy touch. The main bedroom suite is a true retreat, boasting a very large soaking bathtub, a separate shower, and a spacious walk-in closet conveniently located just off the bathroom. Step outside to enjoy the expansive back deck, perfect for relaxing, hosting gatherings, or simply taking in the surroundings full of wildlife. With its generous space, modern features, and tranquil setting, this property offers the perfect blend of comfort and country living.

2. 2026-04-21
   listed $144,500 Active 1066-char remark

   Show marketing remark (1066 chars)

   This spacious 2012 double-wide mobile home offers 2,112 square feet of comfortable living space, perfectly situated on a full 1-acre lot in Tylertown, MS, within the desirable Salem School District of Walthall County. Tucked away with a long private driveway, this property provides both privacy and peaceful surroundings, complemented by beautiful views. Inside, you'll find a thoughtfully designed layout featuring a large kitchen with an oversized island and abundant cabinet space--ideal for cooking, entertaining, and everyday living. The home has brand new carpet in bedrooms, adding a fresh and cozy touch. The main bedroom suite is a true retreat, boasting a very large soaking bathtub, a separate shower, and a spacious walk-in closet conveniently located just off the bathroom. Step outside to enjoy the expansive back deck, perfect for relaxing, hosting gatherings, or simply taking in the surroundings full of wildlife. With its generous space, modern features, and tranquil setting, this property offers the perfect blend of comfort and country living.

3. 2026-01-28
   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: $708 · $59/mo
• Projected year-2 tax: $1,142 · $95/mo
• Expected delta: +$433/yr (+$36/mo · 61.1%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $16,026
• − Mortgage interest: −$8,094
• − Property taxes: −$708
• − Insurance: −$722
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,204
• Taxable loss: −$267
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,200/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: Walthall County School District
• NCES district ID: 2804440
• Math proficiency: 22% ▼ -4.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $31,939
• Composite: 18.26/100
• National rank: #8959
• State rank: #86 of 130 in MS

Livability — Tylertown

• Score: 69/100
• State rank: #46
• US rank: #8187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,138

Population outlook (Walthall County) Hauer SSP2

• Today (2025): 13,180 people
• By 2030: 12,361 · -6.2%
• By 2040: 10,728 · -18.6%
• By 2050: 9,233 · -29.9%
• By 2075: 6,445 · -51.1%
• By 2100: 4,955 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 43% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Walthall

• 2024 margin: Strong R (+26.9) · D 36.1% · R 63.0%
• 2008→2024 swing: -16.7pp toward R · 2008: -10.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.4 2016: R+15.2 2012: R+8.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.26%
• Current HPI: 147.5232
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-04-21 Listed $144,500 MLSU
• 2026-01-28 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $708 · +43.5% YoY. Source: county tax records.