None · Elliott, MS 38901

$39,000

4 bd · 2.0 ba · 840 sqft · Manufactured · 863 Days on market

Built 1998 0.70 ac lot

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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
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4BR 2 Full Bath mobile home on . 70 acres located at 0 Cooper Rd. in Elliott, MS is being sold 'As Is' and is priced accordingly to sell fast. Sellers will not make inspection repairs. If you are looking to start owning rental properties or add to your investment portfolio, this is a nice beginner home in the Grenada County School District with no city taxes. This may also be your opportunity to purchase a mobile home in the country.

Key facts

• 0.7 acre lot
• Built 1998
• Listed 863 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#192 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, health & safety D+, schools F.
• Grenada School District (town): math 53% / reading 43% proficiency, ranked #19 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 1 units permitted in Grenada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Grenada County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 863 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 863 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.74% ✓
• Cap rate: 23.94%
• Cash-on-cash: 63.03%
• DSCR: 3.80
• GRM: 3.0

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: 62.0%
• Equity multiple: 3.77×
• Total profit: $30,227
• Equity at exit: $5,815

10-year hold

• IRR: 66.6%
• Equity multiple: 7.72×
• Total profit: $73,426
• Equity at exit: $3,372

Cash invested: $10,920 (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 38901

• Home prices YoY: -27.9%
• Active inventory: 128
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $574

Break-even live

Break-even rent $341

Max offer price $39,000

Occupancy floor 41%

Sensitivity live

Price	-10% $601	-5% $587	+0% $574	+5% $560	+10% $547
Rent	-10% $489	-5% $531	+0% $574	+5% $616	+10% $658
Rate	-1.0pp $593	-0.5pp $583	base $574	+0.5pp $563	+1.0pp $553

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $39,000 Active 863 DOM
2. 2026-06-18
   days on market $39,000 Active 861 DOM
3. 2026-06-17
   days on market $39,000 Active 860 DOM
4. 2026-06-16
   days on market $39,000 Active 859 DOM
5. 2026-06-15
   days on market $39,000 Active 858 DOM
6. 2026-06-13
   days on market $39,000 Active 856 DOM
7. 2026-06-12
   days on market $39,000 Active 855 DOM
8. 2026-06-09
   days on market $39,000 Active 852 DOM
9. 2026-06-08
   days on market $39,000 Active 851 DOM
10. 2026-06-07
    days on market $39,000 Active 850 DOM
11. 2026-06-04
    days on market $39,000 Active 846 DOM
12. 2026-06-02
    days on market $39,000 Active 845 DOM
13. 2026-06-01
    days on market $39,000 Active 844 DOM
14. 2026-05-31
    days on market $39,000 Active 843 DOM
15. 2024-02-08
    listed $39,000 Active 442-char remark

    Show marketing remark (442 chars)

    This 4BR 2 Full Bath mobile home on . 70 acres located at 0 Cooper Rd. in Elliott, MS is being sold 'As Is' and is priced accordingly to sell fast. Sellers will not make inspection repairs. If you are looking to start owning rental properties or add to your investment portfolio, this is a nice beginner home in the Grenada County School District with no city taxes. This may also be your opportunity to purchase a mobile home in the country.

16. 2003-10-09
    soldstatus

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,806
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,135
• Taxable income: $6,658
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $5,285/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: Grenada School District
• NCES district ID: 2801680
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $33,936
• Composite: 39.64/100
• National rank: #3917
• State rank: #19 of 130 in MS

Livability — Elliott

• Score: 61/100
• State rank: #192
• US rank: #17600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elliott, MS
• Population (ZIP): 17,887

Population outlook (Grenada County) Hauer SSP2

• Today (2025): 20,777 people
• By 2030: 20,169 · -2.9%
• By 2040: 18,782 · -9.6%
• By 2050: 17,415 · -16.2%
• By 2075: 14,218 · -31.6%
• By 2100: 11,114 · -46.5%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 2%
• Common ancestry: Italian 1% Slovak 1% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Grenada

• 2024 margin: R (+16.3) · D 41.6% · R 57.9%
• 2008→2024 swing: -5.6pp toward R · 2008: -10.7pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+12.3 2016: R+14.9 2012: R+6.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.82%
• Current HPI: 144.3743
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2024-02-08 Listed $39,000 GBOR
• 2003-10-09 Sold (Public Records) — Public Records

Property tax history

-4.1%/yr

Latest (2025): $62 · -6.9% YoY. Source: county tax records.