114 Poplar Ave · Hide-A-Way Lake, MS 39426

$110,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 63 Days on market

Built 2006 0.55 ac lot ↓ 8% since listing

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome! Poplar Ave is a dead end street. Very quiet on the outskirts of town. Only a few short minutes to your local grocery store. 114 Poplar Ave is a 2006 3 bed 2 bath mobile home that sits on . 55 acres. Home could use some small projects to make it your own style. Property is fenced in with a large back and front yard.

Key facts

• Fenced in
• Large front yard
• Dead end street

Tags

• DEAD END STREET
• QUIET ON THE OUTSKIRTS
• FENCED IN
• LARGE BACK YARD
• LARGE FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.1% in Hide-A-Way Lake — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pearl River County School District (rural): math 44% / reading 38% proficiency, ranked #35 of 130 in MS (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 319 active listings in the ZIP; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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. 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.1

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-9,073
• Equity at exit: $16,401

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $3,416
• Equity at exit: $9,511

Cash invested: $30,800 (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 39426

• Home prices YoY: -33.9%
• Active inventory: 319
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $137

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 83%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 63 DOM
2. 2026-06-17
   days on market $110,000 Active 62 DOM
3. 2026-06-16
   days on market $110,000 Active 61 DOM
4. 2026-06-15
   days on market $110,000 Active 60 DOM
5. 2026-06-13
   days on market $110,000 Active 58 DOM
6. 2026-06-12
   days on market $110,000 Active 57 DOM
7. 2026-06-09
   days on market $110,000 Active 54 DOM
8. 2026-06-08
   days on market $110,000 Active 53 DOM
9. 2026-06-07
   days on market $110,000 Active 52 DOM
10. 2026-06-07
    days on market $110,000 Active 51 DOM
11. 2026-06-04
    days on market $110,000 Active 48 DOM
12. 2026-06-02
    days on market $110,000 Active 47 DOM
13. 2026-06-01
    days on market $110,000 Active 46 DOM
14. 2026-05-31
    days on market $110,000 Active 45 DOM
15. 2026-05-19
    price $110,000 325-char remark

    Show marketing remark (325 chars)

    Welcome! Poplar Ave is a dead end street. Very quiet on the outskirts of town. Only a few short minutes to your local grocery store. 114 Poplar Ave is a 2006 3 bed 2 bath mobile home that sits on . 55 acres. Home could use some small projects to make it your own style. Property is fenced in with a large back and front yard.

16. 2026-05-18
    price $110,000 324-char remark

    Show marketing remark (324 chars)

    Welcome! Poplar Ave is a dead end street. Very quiet on the outskirts of town. Only a few short minutes to your local grocery store. 114 Poplar Ave is a 2006 3 bed 2 bath mobile home that sits on .55 acres. Home could use some small projects to make it your own style. Property is fenced in with a large back and front yard.

17. 2026-05-01
    price $115,000 324-char remark

    Show marketing remark (325 chars)

    Welcome! Poplar Ave is a dead end street. Very quiet on the outskirts of town. Only a few short minutes to your local grocery store. 114 Poplar Ave is a 2006 3 bed 2 bath mobile home that sits on . 55 acres. Home could use some small projects to make it your own style. Property is fenced in with a large back and front yard.

18. 2026-05-01
    price $115,000 325-char remark

    Show marketing remark (325 chars)

    Welcome! Poplar Ave is a dead end street. Very quiet on the outskirts of town. Only a few short minutes to your local grocery store. 114 Poplar Ave is a 2006 3 bed 2 bath mobile home that sits on . 55 acres. Home could use some small projects to make it your own style. Property is fenced in with a large back and front yard.

19. 2026-04-16
    listed $120,000 Active 325-char remark

    Show marketing remark (324 chars)

    Welcome! Poplar Ave is a dead end street. Very quiet on the outskirts of town. Only a few short minutes to your local grocery store. 114 Poplar Ave is a 2006 3 bed 2 bath mobile home that sits on .55 acres. Home could use some small projects to make it your own style. Property is fenced in with a large back and front yard.

20. 2026-04-16
    listed $120,000 Active 324-char remark

    Show marketing remark (324 chars)

    Welcome! Poplar Ave is a dead end street. Very quiet on the outskirts of town. Only a few short minutes to your local grocery store. 114 Poplar Ave is a 2006 3 bed 2 bath mobile home that sits on .55 acres. Home could use some small projects to make it your own style. Property is fenced in with a large back and front yard.

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $13,630
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,200
• Taxable loss: −$112
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,673/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: Pearl River County School District
• NCES district ID: 2803540
• Math proficiency: 44% ▼ -3.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $50,916
• Composite: 35.44/100
• National rank: #4931
• State rank: #35 of 130 in MS

Livability — Hide-A-Way Lake

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

Census & demographics

• Population (ZIP): 17,555

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.24%
• Current HPI: 158.3694
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $110,000 PRCBOR
• 2026-05-18 Price Changed $110,000 MLSU
• 2026-05-01 Price Changed $115,000 MLSU
• 2026-05-01 Price Changed $115,000 PRCBOR
• 2026-04-16 Listed $120,000 MLSU
• 2026-04-16 Listed $120,000 PRCBOR

Property tax history

-5.8%/yr

Latest (2025): $151 · -18.9% YoY. Source: county tax records.