300 Franklin Rd · Braxton, MS 39044

$44,500

2 bd · 2.0 ba · 840 sqft · Manufactured · 70 Days on market

Built 2025 Good condition 0.60 ac lot ↓ 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

This bank-owned 2025 2-bedroom, 2-bath manufactured home is situated on 0.6 surveyed acres at 300 Franklin Rd in Braxton, MS, and is priced to sell as-is. Offering a functional layout on a spacious, surveyed lot in a quiet Simpson County setting, the property provides a solid foundation for buyers seeking an affordable opportunity to personalize or invest in rural Mississippi real estate. With motivated bank ownership driving a quick transaction, this as-is sale represents an excellent value for handy buyers, first-time homeowners, or investors looking for immediate equity-building potential in the Braxton area. It is less than 15 minutes from Hwy 49 and downtown Mendenhall.

Key facts

• 0.6 acre lot
• Built 2025
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $44k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $44k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#295 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Simpson County School District (rural): math 18% / reading 24% proficiency, ranked #90 of 130 in MS (top 69%) — 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: 21 active listings in the ZIP; 3 units permitted in Simpson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($308 loan paydown + $4k appreciation (10.0% local appreciation)).
• Simpson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $41,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.92% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.30%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.4%
• Equity multiple: 4.82×
• Total profit: $47,590
• Equity at exit: $40,089

10-year hold

• IRR: 45.0%
• Equity multiple: 10.78×
• Total profit: $121,815
• Equity at exit: $86,454

Cash invested: $12,460 (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 39044

• Home prices YoY: 8.8%
• Active inventory: 21
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$233
• Tax est. 1.5%: −$56 /mo · $668/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $366

Break-even live

Break-even rent $389

Max offer price $44,500

Occupancy floor 52%

Sensitivity live

Price	-10% $397	-5% $382	+0% $366	+5% $351	+10% $336
Rent	-10% $299	-5% $333	+0% $366	+5% $400	+10% $434
Rate	-1.0pp $389	-0.5pp $378	base $366	+0.5pp $355	+1.0pp $343

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: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $44,500 Pending 70 DOM
2. 2026-06-04
   days on market $44,500 Active 69 DOM
3. 2026-06-02
   days on market $44,500 Active 68 DOM
4. 2026-06-01
   days on market $44,500 Active 67 DOM
5. 2026-05-31
   days on market $44,500 Active 66 DOM
6. 2026-05-06
   price $49,500 683-char remark

   Show marketing remark (683 chars)

   This bank-owned 2025 2-bedroom, 2-bath manufactured home is situated on 0.6 surveyed acres at 300 Franklin Rd in Braxton, MS, and is priced to sell as-is. Offering a functional layout on a spacious, surveyed lot in a quiet Simpson County setting, the property provides a solid foundation for buyers seeking an affordable opportunity to personalize or invest in rural Mississippi real estate. With motivated bank ownership driving a quick transaction, this as-is sale represents an excellent value for handy buyers, first-time homeowners, or investors looking for immediate equity-building potential in the Braxton area. It is less than 15 minutes from Hwy 49 and downtown Mendenhall.

7. 2026-04-24
   price $55,500 683-char remark

   Show marketing remark (683 chars)

   This bank-owned 2025 2-bedroom, 2-bath manufactured home is situated on 0.6 surveyed acres at 300 Franklin Rd in Braxton, MS, and is priced to sell as-is. Offering a functional layout on a spacious, surveyed lot in a quiet Simpson County setting, the property provides a solid foundation for buyers seeking an affordable opportunity to personalize or invest in rural Mississippi real estate. With motivated bank ownership driving a quick transaction, this as-is sale represents an excellent value for handy buyers, first-time homeowners, or investors looking for immediate equity-building potential in the Braxton area. It is less than 15 minutes from Hwy 49 and downtown Mendenhall.

8. 2026-04-10
   price $59,500 683-char remark

   Show marketing remark (683 chars)

   This bank-owned 2025 2-bedroom, 2-bath manufactured home is situated on 0.6 surveyed acres at 300 Franklin Rd in Braxton, MS, and is priced to sell as-is. Offering a functional layout on a spacious, surveyed lot in a quiet Simpson County setting, the property provides a solid foundation for buyers seeking an affordable opportunity to personalize or invest in rural Mississippi real estate. With motivated bank ownership driving a quick transaction, this as-is sale represents an excellent value for handy buyers, first-time homeowners, or investors looking for immediate equity-building potential in the Braxton area. It is less than 15 minutes from Hwy 49 and downtown Mendenhall.

9. 2026-03-26
   listed $65,000 Active 683-char remark

   Show marketing remark (683 chars)

   This bank-owned 2025 2-bedroom, 2-bath manufactured home is situated on 0.6 surveyed acres at 300 Franklin Rd in Braxton, MS, and is priced to sell as-is. Offering a functional layout on a spacious, surveyed lot in a quiet Simpson County setting, the property provides a solid foundation for buyers seeking an affordable opportunity to personalize or invest in rural Mississippi real estate. With motivated bank ownership driving a quick transaction, this as-is sale represents an excellent value for handy buyers, first-time homeowners, or investors looking for immediate equity-building potential in the Braxton area. It is less than 15 minutes from Hwy 49 and downtown Mendenhall.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,238
• − Mortgage interest: −$2,493
• − Property taxes: −$668
• − Insurance: −$222
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$1,295
• Taxable income: $3,923
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $3,456/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 · 13 photos

Good 75/100 Cosmetic rehab

This bank-owned 2025 2-bedroom, 2-bath manufactured home is in good condition with minimal repairs needed. It offers a functional layout on a spacious, surveyed lot in a quiet Simpson County setting. The home is priced to sell as-is and represents an excellent value for handy buyers, first-time homeowners, or investors looking for immediate equity-building potential in the Braxton area.

Value-add opportunities

• Both Paint exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Both Clean gutters — Clean gutters can improve the home's appearance and prevent water damage, both of which can increase its resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Both Clean gutters — Clean gutters can improve the home's appearance and prevent water damage, both of which can increase its 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: Simpson County School District
• NCES district ID: 2803990
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $36,826
• Composite: 17.46/100
• National rank: #9063
• State rank: #90 of 130 in MS

Livability — Braxton

• Score: 57/100
• State rank: #295
• US rank: #22119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,748
• Population (ZIP): 2,748

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 26,197 people
• By 2030: 25,474 · -2.8%
• By 2040: 23,811 · -9.1%
• By 2050: 22,024 · -15.9%
• By 2075: 17,701 · -32.4%
• By 2100: 13,732 · -47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 37% Hispanic / Latino 3% Pacific Islander 3% Two or more races 2%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+36.7) · D 31.4% · R 68.1%
• 2008→2024 swing: -14.3pp toward R · 2008: -22.4pp · 2024: -36.7pp
• All cycles: 2024: R+36.7 2020: R+30.4 2016: R+30.9 2012: R+22.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.09%
• Current HPI: 223.6
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-23.8% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $49,500 MLSU
• 2026-04-24 Price Changed $55,500 MLSU
• 2026-04-10 Price Changed $59,500 MLSU
• 2026-03-26 Listed $65,000 MLSU