1800 Ingram Rd · Benton, MS 39039

$90,000

3 bd · 2.0 ba · 1,248 sqft · Other public records · 24 Days on market

Built 1985 1.80 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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

If your looking for a quiet little spot in the country then check out this mobile home on just under 2 acres in a quiet little area just outside of Benton. This home is a 3 bedroom 2 bath trailer that had a master bedroom added onto it. Just down the hill from the house is a nice storage building and workshop. Give your favorite relator a call today and make this home yours!

Key facts

• 1.8 acres
• Storage building
• Workshop

Tags

• STORAGE BUILDING
• WORKSHOP
• 1.8 ACRES

Property features AI

Finance

• Other: Lot is approximately 1.8 acres, sloped and wooded

Exterior

• Parking: Covered carport (2 spaces); Parking pad
• Security: Window bars
• Utilities: Septic tank; Community water; Electricity connected; Propane connected; Water connected
• Home design: Manufactured home (mobile home); One level
• Construction: Vinyl and brick exterior; Metal roof; Raised and slab foundation; Built in public records (1,248 building area)
• Exterior features: Rear porch; Gate; Workshop; Other exterior features

Interior

• Kitchen: Built-in range; Water heater
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace(s) heating; Heat pump; Propane heating; Ceiling fans (cooling); Wall/window air conditioning units
• Interior features: Ceiling fans; Soaking tub; Gas log fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Yazoo County School District (rural): math 15% / reading 20% proficiency, ranked #96 of 130 in MS (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 12 units permitted in Yazoo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $7k appreciation (7.5% local appreciation)).
• Yazoo County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (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: 1.23% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 3.09×
• Total profit: $52,750
• Equity at exit: $65,497

10-year hold

• IRR: 26.9%
• Equity multiple: 6.53×
• Total profit: $139,359
• Equity at exit: $127,357

Cash invested: $25,200 (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 39039

• Home prices YoY: 4.5%
• Active inventory: 27
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $289

Break-even live

Break-even rent $740

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $340	-5% $314	+0% $289	+5% $263	+10% $238
Rent	-10% $201	-5% $245	+0% $289	+5% $332	+10% $376
Rate	-1.0pp $334	-0.5pp $312	base $289	+0.5pp $265	+1.0pp $242

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $90,000 Active 24 DOM
2. 2026-06-18
   days on market $90,000 Active 22 DOM
3. 2026-06-17
   days on market $90,000 Active 21 DOM
4. 2026-06-17
   price $90,000 Active 20 DOM
5. 2026-06-16
   days on market $100,000 Active 20 DOM
6. 2026-06-15
   days on market $100,000 Active 19 DOM
7. 2026-06-13
   days on market $100,000 Active 17 DOM
8. 2026-06-12
   days on market $100,000 Active 16 DOM
9. 2026-06-09
   days on market $100,000 Active 13 DOM
10. 2026-06-08
    days on market $100,000 Active 12 DOM
11. 2026-06-07
    days on market $100,000 Active 11 DOM
12. 2026-06-07
    days on market $100,000 Active 10 DOM
13. 2026-06-04
    days on market $100,000 Active 7 DOM
14. 2026-06-02
    days on market $100,000 Active 6 DOM
15. 2026-06-01
    days on market $100,000 Active 5 DOM
16. 2026-05-31
    days on market $100,000 Active 4 DOM
17. 2026-05-27
    listed $100,000 Active
18. 2022-05-19
    soldstatus Closed 381-char remark

    Show marketing remark (381 chars)

    If your looking for a quiet little spot in the country then check out this mobile home on just under 2 acres in a quiet little area just outside of Benton. This home is a 3 bedroom 2 bath trailer that had a master bedroom added onto it. Just down the hill from the house is a nice storage building and workshop. Give your favorite relator a call today and make this home yours!

19. 2022-04-20
    status Pending 381-char remark

    Show marketing remark (381 chars)

    If your looking for a quiet little spot in the country then check out this mobile home on just under 2 acres in a quiet little area just outside of Benton. This home is a 3 bedroom 2 bath trailer that had a master bedroom added onto it. Just down the hill from the house is a nice storage building and workshop. Give your favorite relator a call today and make this home yours!

20. 2022-03-27
    listed $60,500 Active 381-char remark

    Show marketing remark (381 chars)

    If your looking for a quiet little spot in the country then check out this mobile home on just under 2 acres in a quiet little area just outside of Benton. This home is a 3 bedroom 2 bath trailer that had a master bedroom added onto it. Just down the hill from the house is a nice storage building and workshop. Give your favorite relator a call today and make this home yours!

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $898 · $75/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $13,261
• − Mortgage interest: −$5,041
• − Property taxes: −$898
• − Insurance: −$450
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,618
• Taxable income: $2,132
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $2,953/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: Yazoo County School District
• NCES district ID: 2804800
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $36,710
• Composite: 14.55/100
• National rank: #9417
• State rank: #96 of 130 in MS

Livability — Benton

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

Census & demographics

• Population (ZIP): 2,218

Population outlook (Yazoo County) Hauer SSP2

• Today (2025): 26,281 people
• By 2030: 25,642 · -2.4%
• By 2040: 24,214 · -7.9%
• By 2050: 22,492 · -14.4%
• By 2075: 18,417 · -29.9%
• By 2100: 14,019 · -46.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 30% Two or more races 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%

Political lean MEDSL · Yazoo

• 2024 margin: Toss-up / Even · D 48.4% · R 50.8%
• 2008→2024 swing: -9.6pp toward R · 2008: 7.2pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+6.4 2016: D+6.6 2012: D+15.3 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.53%
• Current HPI: 175.545
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+65.3% since first listed

4 events — show timeline

• 2026-05-27 Listed $100,000 MLSU
• 2022-05-19 Sold (MLS) — MLSU
• 2022-04-20 Pending — MLSU
• 2022-03-27 Listed $60,500 MLSU

Property tax history

+10.3%/yr

Latest (2022): $898 · +142.1% YoY. Source: county tax records.