14 Shady Crk Dr · Saucier, MS 39561

$115,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 206 Days on market

Built 2016 9,147 sqft lot $80/sqft · 22% below area Est $148k · 22% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• Appreciation +7.6/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

Key facts

• Updated mobile home
• 9,147 sq ft lot
• Built 2016

Tags

• UPDATED MOBILE HOME
• STAINLESS STEEL APPLIANCES
• NEW A/C AND HEATING SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.4% in Saucier — 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 66/100 on livability (#91 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Stone County School District (town): math 52% / reading 46% proficiency, ranked #15 of 130 in MS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 60 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($795 loan paydown + $6k appreciation (5.2% local appreciation)).
• Stone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $25k (18%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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. 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: 1.06% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $147,821
• List price: $115,000
• Delta: -22.20%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.37×
• Total profit: $44,144
• Equity at exit: $66,799

10-year hold

• IRR: 20.9%
• Equity multiple: 4.69×
• Total profit: $118,755
• Equity at exit: $116,657

Cash invested: $32,200 (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 39561

• Home prices YoY: 3.0%
• Active inventory: 37
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $253

Break-even live

Break-even rent $900

Max offer price $115,000

Occupancy floor 74%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-17
   statusdays on market $115,000 Pending 206 DOM
2. 2026-06-16
   days on market $115,000 Active 205 DOM
3. 2026-06-15
   days on market $115,000 Active 204 DOM
4. 2026-06-13
   days on market $115,000 Active 202 DOM
5. 2026-06-12
   days on market $115,000 Active 201 DOM
6. 2026-06-09
   days on market $115,000 Active 198 DOM
7. 2026-06-08
   days on market $115,000 Active 197 DOM
8. 2026-06-07
   days on market $115,000 Active 196 DOM
9. 2026-06-07
   days on market $115,000 Active 195 DOM
10. 2026-06-04
    days on market $115,000 Active 192 DOM
11. 2026-06-02
    days on market $115,000 Active 191 DOM
12. 2026-06-01
    days on market $115,000 Active 190 DOM
13. 2026-05-31
    days on market $115,000 Active 189 DOM
14. 2026-04-02
    price $115,000 812-char remark

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

15. 2026-04-02
    price $110,000 812-char remark

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

16. 2026-02-23
    price $118,000 812-char remark

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

17. 2026-01-22
    price $125,000 812-char remark

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

18. 2025-12-22
    status Active 812-char remark

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

19. 2025-12-11
    status Pending 812-char remark

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

20. 2025-11-28
    price $135,000 812-char remark

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

21. 2025-11-12
    listed $139,911 Active 812-char remark

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

22. 2025-11-12
    listed $139,911 Active

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

23. 2025-11-12
    historical

    Show marketing remark (812 chars)

    Beautifully Updated 4-Bedroom Home in a Peaceful Neighborhood! Discover comfort and practicality in this beautifully updated mobile home featuring 4 bedrooms and 2 bathrooms — perfect for a growing family or anyone needing extra space. The home showcases a functional floor plan with spacious living areas and a comfortable flow throughout. Enjoy modern updates including stunning stainless steel appliances that are just 6 months old, along with a new A/C and heating system installed within the same time frame. Nestled in a friendly, peaceful neighborhood, this home offers a serene retreat after a long day. Conveniently located near local amenities, shops, and schools. Don't miss your chance to make this lovely home yours — schedule your showing today! Home also qualifies for a USDA loan.

24. 2025-04-11
    soldstatus Closed
25. 2025-04-11
    soldstatus Closed
26. 2025-02-21
    status Pending
27. 2025-02-12
    status Active
28. 2025-02-12
    status Pending
29. 2025-01-14
    price $89,900
30. 2025-01-14
    price $89,900
31. 2024-10-21
    listed $99,900 Active
32. 2024-10-18
    listed $99,900 Active
33. 2024-06-27
    historical
34. 2024-06-13
    price $86,500
35. 2024-04-17
    listed $99,999 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: $724 · $60/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: +$185/yr (+$15/mo · 25.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $14,654
• − Mortgage interest: −$6,442
• − Property taxes: −$724
• − Insurance: −$575
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,345
• Taxable income: $1,223
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,747/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: Stone County School District
• NCES district ID: 2804170
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $43,785
• Composite: 41.4/100
• National rank: #3476
• State rank: #15 of 130 in MS

Livability — Saucier

• Score: 66/100
• State rank: #91
• US rank: #11386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,224

Population outlook (Stone County) Hauer SSP2

• Today (2025): 18,528 people
• By 2030: 18,585 · +0.3%
• By 2040: 18,429 · -0.5%
• By 2050: 17,825 · -3.8%
• By 2075: 16,095 · -13.1%
• By 2100: 14,276 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Serbian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Stone

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -43.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+52.8 2016: R+53.5 2012: R+45.9 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.23%
• Current HPI: 182.594
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+15.0% since first listed

22 events — show timeline

• 2026-04-02 Price Changed $115,000 MLSU
• 2026-04-02 Price Changed $110,000 MLSU
• 2026-02-23 Price Changed $118,000 MLSU
• 2026-01-22 Price Changed $125,000 MLSU
• 2025-12-22 Relisted — MLSU
• 2025-12-11 Pending — MLSU
• 2025-11-28 Price Changed $135,000 MLSU
• 2025-11-12 Listing Removed — MLSU
• 2025-11-12 Listed $139,911 MLSU
• 2025-11-12 Listed $139,911 MLSU
• 2025-04-11 Sold (MLS) — LBOR
• 2025-04-11 Sold (MLS) — HAAR
• 2025-02-21 Pending — LBOR
• 2025-02-12 Relisted — LBOR
• 2025-02-12 Pending — LBOR
• 2025-01-14 Price Changed $89,900 HAAR
• 2025-01-14 Price Changed $89,900 LBOR
• 2024-10-21 Listed $99,900 LBOR
• 2024-10-18 Listed $99,900 HAAR
• 2024-06-27 Listing Removed — MLSU
• 2024-06-13 Price Changed $86,500 MLSU
• 2024-04-17 Listed $99,999 MLSU

Property tax history

+39.9%/yr

Latest (2025): $724 · +81.3% YoY. Source: county tax records.