5401 Burney Rd · Vancleave, MS 39565

$129,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 29 Days on market

Built 1997 1.00 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is actually located at the end of Opal LN which is off Burney Rd. This is a Fannie Mae HomePath property.

Key facts

• Quiet road
• Maximum privacy
• Outdoor entertaining

Tags

• CUSTOM REMODEL
• QUIET ROAD
• SECLUDED ACRE
• MATURE TREES
• MAXIMUM PRIVACY
• OUTDOOR ENTERTAINING

Property features AI

Finance

• HOA & community: Community amenities include boating, fishing, golf, marina, playground and sports fields

Exterior

• Parking: Driveway
• Utilities: Septic tank; Well water; Electricity connected
• Home design: Manufactured home (mobile home); One-story
• Construction: Siding exterior; Pillar/post/pier foundation; Asphalt shingle roof; Built as a manufactured house (year built from public records)
• Exterior features: Front porch; Private yard; Storage shed(s)

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.9% in Vancleave — 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 71/100 on livability (#34 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Vancleave Upper Elementary (math 51% / reading 48%, grade D, #65 of 375 statewide, top 20%, 351 students, 99% FRL); Vancleave High School (math 48% / reading 52%, grade D+, #19 of 197 statewide, top 10%, 737 students, 100% FRL) — zoned schools average 99% FRL vs 50% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 194 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $127,065 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.47% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.12%
• DSCR: 1.90
• GRM: 5.7

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: 12.3%
• Equity multiple: 1.49×
• Total profit: $17,693
• Equity at exit: $19,234

10-year hold

• IRR: 21.3%
• Equity multiple: 2.80×
• Total profit: $65,186
• Equity at exit: $11,154

Cash invested: $36,120 (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 39565

• Home prices YoY: -28.8%
• Active inventory: 194
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $606

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 63%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6117 Jim Ramsay Rd Vancleave, MS	3.0	2.0	1718	$1,895	$1.10	43d	1	0.84mi

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 29 DOM
2. 2026-06-17
   days on market $129,000 Active 28 DOM
3. 2026-06-16
   days on market $129,000 Active 27 DOM
4. 2026-06-15
   days on market $129,000 Active 26 DOM
5. 2026-06-14
   days on market $129,000 Active 24 DOM
6. 2026-06-13
   days on market $129,000 Active 23 DOM
7. 2026-06-10
   days on market $129,000 Active 21 DOM
8. 2026-06-09
   days on market $129,000 Active 20 DOM
9. 2026-06-08
   days on market $129,000 Active 19 DOM
10. 2026-06-07
    days on market $129,000 Active 18 DOM
11. 2026-06-05
    days on market $129,000 Active 15 DOM
12. 2026-06-03
    days on market $129,000 Active 14 DOM
13. 2026-06-02
    days on market $129,000 Active 13 DOM
14. 2026-06-01
    days on market $129,000 Active 12 DOM
15. 2026-05-31
    days on market $129,000 Active 11 DOM
16. 2026-05-30
    days on market $129,000 Active 10 DOM
17. 2026-05-20
    listed $129,000 Active
18. 2011-09-30
    soldstatus 114-char remark

    Show marketing remark (114 chars)

    Property is actually located at the end of Opal LN which is off Burney Rd. This is a Fannie Mae HomePath property.

19. 2011-01-31
    listed $39,000 114-char remark

    Show marketing remark (114 chars)

    Property is actually located at the end of Opal LN which is off Burney Rd. This is a Fannie Mae HomePath property.

ⓘ 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 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,740
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$3,753
• Taxable income: $5,543
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,936/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Vancleave

• Score: 71/100
• State rank: #34
• US rank: #7039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vancleave, MS
• Population (ZIP): 20,692

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 1% Subsaharan African 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.68%
• Current HPI: 187.1025
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+230.8% since first listed

3 events — show timeline

• 2026-05-20 Listed $129,000 MLSU
• 2011-09-30 Sold (MLS) — MLSU
• 2011-01-31 Listed $39,000 MLSU