133 J D Broome · Sumrall, MS 39482

$179,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 9 Days on market

Built 2020 Good condition

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 2020
• Listed 9 days

Property features AI

Finance

• Other: Property sits on approximately 1.54 acres

Exterior

• Parking: No parking available
• Utilities: Septic tank
• Home design: Manufactured home (residential); Multi/split levels; Raised foundation
• Exterior features: No notable exterior features listed; Metal roof

Interior

• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Soaking tub; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $295 ($4k/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 $172k (4.7% below list).
• Recommended offer: $172k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 2.9% in Sumrall — 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 79/100 on livability (#7 in MS, #2,313 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 150 active listings in the ZIP; 45 units permitted in Lamar 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 $5k of value loss. Plan a longer hold.
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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: severe wind risk, 99% 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 $171,520 (4.7% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.7

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,445
• Equity at exit: $26,824

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $14,752
• Equity at exit: $15,554

Cash invested: $50,372 (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 39482

• Active inventory: 150
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $295

Break-even live

Break-even rent $1,342

Max offer price $179,900

Occupancy floor 78%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   listed $179,900 Active
2. 2023-10-29
   price $164,000
3. 2023-09-22
   listed $170,000 Active

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$922/yr (+$77/mo · 185.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $20,582
• − Mortgage interest: −$10,077
• − Property taxes: −$499
• − Insurance: −$900
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$5,233
• Taxable income: $580
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $3,402/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. It has a good curb appeal and is move-in ready.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance the home's curb appeal and value.
• Resale Replace gutters — Clean gutters improve the home's appearance and prevent water damage.
• Both Update flooring — Fresh flooring can improve the home's appearance and increase both resale and rental value.
• Both Paint interior walls — Fresh paint can improve the home's appearance and increase both resale and rental value.
• Both Replace windows — New windows can improve energy efficiency and increase both resale and rental value.
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, increasing both resale and rental value.
• Both Landscaping improvements — Well-maintained landscaping can enhance curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance the home's curb appeal and value. ↑
• Resale Replace gutters — Clean gutters improve the home's appearance and prevent water damage. ↑
• Both Update flooring — Fresh flooring can improve the home's appearance and increase both resale and rental value. ↑
• Both Paint interior walls — Fresh paint can improve the home's appearance and increase both resale and rental value. ↑
• Both Replace windows — New windows can improve energy efficiency and increase both resale and rental value. ↑
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, increasing both resale and rental value. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance curb appeal and increase both resale and rental 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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Sumrall

• Score: 79/100
• State rank: #7
• US rank: #2313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,966

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 10% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 8% Lithuanian 1% Portuguese 1%
• Foreign-born: 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.94%
• Current HPI: 170.879
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+5.8% since first listed

3 events — show timeline

• 2026-05-18 Listed $179,900 HAAR
• 2023-10-29 Price Changed $164,000 HAAR
• 2023-09-22 Listed $170,000 HAAR

Property tax history

+28.5%/yr

Latest (2025): $499 · +4.5% YoY. Source: county tax records.