210 Ivie Ln · Mantachie, MS 38855

$219,900

3 bd · 1.0 ba · 1,414 sqft · SingleFamily public records · 70 Days on market

Built 2004 0.25 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +9.7/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Located in the heart of Mantachie, this 3br/2ba home offers a spacious family room, updated flooring and tons of natural light! There's a large covered parking/back porch, storage room, storage shed, and fenced yard. This property offers convenience to grocery, medical, and schools! All info subject to verification

Key facts

• Storage room
• Natural light
• Updated flooring

Tags

• SPACIOUS FAMILY ROOM
• UPDATED FLOORING
• NATURAL LIGHT
• LARGE COVERED PARKING
• BACK PORCH
• STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (38.3% below list).
• Recommended offer: $136k (38.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#111 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D-, amenities F.
• Itawamba County School District (rural): math 35% / reading 31% proficiency, ranked #58 of 130 in MS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 4 units permitted in Itawamba County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $21k appreciation (9.4% local appreciation)).
• Itawamba County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$36k 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 ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $135,638 (38.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 13.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.54×
• Total profit: $94,781
• Equity at exit: $188,019

10-year hold

• IRR: 18.0%
• Equity multiple: 5.69×
• Total profit: $288,828
• Equity at exit: $395,198

Cash invested: $61,572 (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 38855

• Home prices YoY: 7.4%
• Active inventory: 15
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-242

Break-even live

Break-even rent $1,662

Max offer price $177,196

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-179	+0% $-242	+5% $-304	+10% $-366
Rent	-10% $-349	-5% $-295	+0% $-242	+5% $-188	+10% $-135
Rate	-1.0pp $-131	-0.5pp $-186	base $-242	+0.5pp $-299	+1.0pp $-357

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $219,900 Active 70 DOM
2. 2026-06-18
   days on market $219,900 Active 69 DOM
3. 2026-06-17
   days on market $219,900 Active 68 DOM
4. 2026-06-16
   days on market $219,900 Active 67 DOM
5. 2026-06-15
   days on market $219,900 Active 66 DOM
6. 2026-06-14
   days on market $219,900 Active 64 DOM
7. 2026-06-12
   days on market $219,900 Active 63 DOM
8. 2026-06-09
   days on market $219,900 Active 60 DOM
9. 2026-06-08
   days on market $219,900 Active 59 DOM
10. 2026-06-07
    days on market $219,900 Active 58 DOM
11. 2026-06-05
    days on market $219,900 Active 55 DOM
12. 2026-06-02
    days on market $219,900 Active 53 DOM
13. 2026-06-01
    days on market $219,900 Active 52 DOM
14. 2026-05-31
    days on market $219,900 Active 51 DOM
15. 2026-05-30
    days on market $219,900 Active 50 DOM
16. 2026-04-10
    listed $219,900 Active 317-char remark

    Show marketing remark (317 chars)

    Located in the heart of Mantachie, this 3br/2ba home offers a spacious family room, updated flooring and tons of natural light! There's a large covered parking/back porch, storage room, storage shed, and fenced yard. This property offers convenience to grocery, medical, and schools! All info subject to verification

17. 2004-12-30
    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: $822 · $68/mo
• Projected year-2 tax: $1,737 · $145/mo
• Expected delta: +$916/yr (+$76/mo · 111.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,277
• − Mortgage interest: −$12,318
• − Property taxes: −$822
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$6,397
• Taxable loss: −$6,964
• Est. tax savings @ 24.0%: +$1,671
• After-tax cash flow: $-1,230/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: Itawamba County School District
• NCES district ID: 2802100
• Math proficiency: 35% ▼ -19.00%
• Reading proficiency: 31% ▼ -14.00%
• Median HH income: $37,158
• Composite: 27.48/100
• National rank: #6956
• State rank: #58 of 130 in MS

Livability — Mantachie

• Score: 65/100
• State rank: #111
• US rank: #12712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mantachie, MS
• City population: 5,298
• Population (ZIP): 5,298

Population outlook (Itawamba County) Hauer SSP2

• Today (2025): 24,011 people
• By 2030: 23,999 · +-0.0%
• By 2040: 23,738 · -1.1%
• By 2050: 22,962 · -4.4%
• By 2075: 20,240 · -15.7%
• By 2100: 16,503 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Black 2% Two or more races 1%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Itawamba

• 2024 margin: Solid R (+80.0) · D 9.7% · R 89.7%
• 2008→2024 swing: -23.9pp toward R · 2008: -56.1pp · 2024: -80.0pp
• All cycles: 2024: R+80.0 2020: R+75.6 2016: R+75.6 2012: R+61.0 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.37%
• Current HPI: 136.711
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-10 Listed $219,900 NEMSBD
• 2004-12-30 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $822 · +0.0% YoY. Source: county tax records.