26094 Rainbow Dr · Kiln, MS 39573

$42,500

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 299 Days on market

Built 1995 4.50 ac lot $33/sqft · 81% below area ↓ 11% 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
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4.5 acres of land for sale for development. There are structures on the land but don't know anything about their condition or habitability.

Key facts

• 4.5 acre lot
• Built 1995
• Listed 299 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.2% vs local median 3.0% in Kiln — 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 68/100 on livability (#69 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, amenities F, commute F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; severe 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 $37,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.72% ✓
• Cap rate: 33.16%
• Cash-on-cash: 95.96%
• DSCR: 5.27
• GRM: 2.2

CMA / ARV

• ARV (median comp): $226,659
• List price: $42,500
• Delta: -81.25%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 51.3%
• Equity multiple: 3.26×
• Total profit: $26,839
• Equity at exit: $6,337

10-year hold

• IRR: 56.7%
• Equity multiple: 6.68×
• Total profit: $67,597
• Equity at exit: $3,675

Cash invested: $11,900 (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 39573

• Home prices YoY: -12.6%
• Active inventory: 84
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$18
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $525

Break-even live

Break-even rent $915

Max offer price $42,500

Occupancy floor 62%

Sensitivity live

Price	-10% $549	-5% $537	+0% $525	+5% $513	+10% $501
Rent	-10% $400	-5% $463	+0% $525	+5% $587	+10% $650
Rate	-1.0pp $546	-0.5pp $536	base $525	+0.5pp $514	+1.0pp $503

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $42,500 Active 299 DOM
2. 2026-06-17
   days on market $42,500 Active 298 DOM
3. 2026-06-16
   days on market $42,500 Active 297 DOM
4. 2026-06-15
   days on market $42,500 Active 296 DOM
5. 2026-06-14
   days on market $42,500 Active 294 DOM
6. 2026-06-13
   days on market $42,500 Active 293 DOM
7. 2026-06-10
   days on market $42,500 Active 291 DOM
8. 2026-06-09
   days on market $42,500 Active 290 DOM
9. 2026-06-08
   days on market $42,500 Active 289 DOM
10. 2026-06-07
    days on market $42,500 Active 288 DOM
11. 2026-06-05
    days on market $42,500 Active 285 DOM
12. 2026-06-03
    days on market $42,500 Active 284 DOM
13. 2026-06-02
    days on market $42,500 Active 283 DOM
14. 2026-06-01
    days on market $42,500 Active 282 DOM
15. 2026-05-31
    days on market $42,500 Active 281 DOM
16. 2026-05-30
    days on market $42,500 Active 280 DOM
17. 2026-02-23
    status Active 140-char remark

    Show marketing remark (140 chars)

    4.5 acres of land for sale for development. There are structures on the land but don't know anything about their condition or habitability.

18. 2026-02-23
    price $42,500 140-char remark

    Show marketing remark (140 chars)

    4.5 acres of land for sale for development. There are structures on the land but don't know anything about their condition or habitability.

19. 2026-02-22
    historical 140-char remark

    Show marketing remark (140 chars)

    4.5 acres of land for sale for development. There are structures on the land but don't know anything about their condition or habitability.

20. 2025-09-22
    price $36,500 140-char remark

    Show marketing remark (140 chars)

    4.5 acres of land for sale for development. There are structures on the land but don't know anything about their condition or habitability.

21. 2025-08-22
    listed $47,500 Active 140-char remark

    Show marketing remark (140 chars)

    4.5 acres of land for sale for development. There are structures on the land but don't know anything about their condition or habitability.

22. 2007-06-25
    soldstatus

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $18,958
• − Mortgage interest: −$2,381
• − Property taxes: −$671
• − Insurance: −$5,331
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$1,236
• Taxable income: $6,306
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $4,787/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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Kiln

• Score: 68/100
• State rank: #69
• US rank: #9853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,583
• Population (ZIP): 9,770

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.85%
• Current HPI: 185.9356
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.5% since first listed

6 events — show timeline

• 2026-02-23 Relisted — MLSU
• 2026-02-23 Price Changed $42,500 MLSU
• 2026-02-22 Listing Removed — MLSU
• 2025-09-22 Price Changed $36,500 MLSU
• 2025-08-22 Listed $47,500 MLSU
• 2007-06-25 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $671 · +0.0% YoY. Source: county tax records.