1020 Perry Ln · McComb, MS 39666

$136,900

4 bd · 2.5 ba · 1,932 sqft · Manufactured · 321 Days on market

Built 1996 Good condition 1.00 ac lot ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting mobile home offers four bedrooms and two and a half baths, making it ideal for families. Located on a sprawling 1-acre lot, you'll love the expansive yard perfect for play and relaxation. The property includes a cozy porch and a shed with a lean-to for additional storage. Enjoy the peaceful surroundings of Summit while having plenty of space to call your own!

Key facts

• Expansive yard
• 1 acre lot
• Cozy porch

Tags

• 1 ACRE LOT
• EXPANSIVE YARD
• COZY PORCH
• SHED WITH LEAN-TO
• PEACEFUL SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $137k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.5% in McComb — 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 69/100 on livability (#50 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Mccomb School District (town): math 15% / reading 16% proficiency, ranked #106 of 130 in MS (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Otken Elementary School (math 17% / reading 17%, grade F, #259 of 375 statewide, top 71%, 370 students, 100% FRL); Denman Junior High School (math 16% / reading 17%, grade F, #126 of 179 statewide, top 71%, 334 students, 100% FRL); Mccomb High School (math 15% / reading 12%, grade F, #153 of 197 statewide, top 78%, 627 students, 100% FRL).
• Market conditions: 79 active listings in the ZIP; 10 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $946 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pike County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 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. 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?
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: 1.19% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.0

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-349
• Equity at exit: $20,412

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $27,880
• Equity at exit: $11,837

Cash invested: $38,332 (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 39666

• Home prices YoY: -34.3%
• Active inventory: 79
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$718
• Tax est. 1.5%: −$171 /mo · $2,054/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $342

Break-even live

Break-even rent $1,198

Max offer price $136,900

Occupancy floor 74%

Sensitivity live

Price	-10% $437	-5% $390	+0% $342	+5% $295	+10% $248
Rent	-10% $214	-5% $278	+0% $342	+5% $407	+10% $471
Rate	-1.0pp $411	-0.5pp $377	base $342	+0.5pp $307	+1.0pp $271

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: $34,225
• Closing costs: $4,107
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $136,900 Active 321 DOM
2. 2026-06-21
   days on market $136,900 Active 320 DOM
3. 2026-06-18
   days on market $136,900 Active 318 DOM
4. 2026-06-17
   days on market $136,900 Active 317 DOM
5. 2026-06-16
   days on market $136,900 Active 316 DOM
6. 2026-06-15
   days on market $136,900 Active 315 DOM
7. 2026-06-13
   days on market $136,900 Active 313 DOM
8. 2026-06-12
   days on market $136,900 Active 312 DOM
9. 2026-06-09
   days on market $136,900 Active 309 DOM
10. 2026-06-08
    days on market $136,900 Active 308 DOM
11. 2026-06-07
    days on market $136,900 Active 307 DOM
12. 2026-06-07
    days on market $136,900 Active 306 DOM
13. 2026-06-04
    days on market $136,900 Active 303 DOM
14. 2026-06-02
    days on market $136,900 Active 302 DOM
15. 2026-06-01
    days on market $136,900 Active 301 DOM
16. 2026-05-31
    days on market $136,900 Active 300 DOM
17. 2026-01-19
    price $136,900 378-char remark

    Show marketing remark (378 chars)

    This inviting mobile home offers four bedrooms and two and a half baths, making it ideal for families. Located on a sprawling 1-acre lot, you'll love the expansive yard perfect for play and relaxation. The property includes a cozy porch and a shed with a lean-to for additional storage. Enjoy the peaceful surroundings of Summit while having plenty of space to call your own!

18. 2025-10-30
    price $141,500 378-char remark

    Show marketing remark (378 chars)

    This inviting mobile home offers four bedrooms and two and a half baths, making it ideal for families. Located on a sprawling 1-acre lot, you'll love the expansive yard perfect for play and relaxation. The property includes a cozy porch and a shed with a lean-to for additional storage. Enjoy the peaceful surroundings of Summit while having plenty of space to call your own!

19. 2025-09-10
    price $145,000 378-char remark

    Show marketing remark (378 chars)

    This inviting mobile home offers four bedrooms and two and a half baths, making it ideal for families. Located on a sprawling 1-acre lot, you'll love the expansive yard perfect for play and relaxation. The property includes a cozy porch and a shed with a lean-to for additional storage. Enjoy the peaceful surroundings of Summit while having plenty of space to call your own!

20. 2025-07-28
    listed $147,500 Active 378-char remark

    Show marketing remark (378 chars)

    This inviting mobile home offers four bedrooms and two and a half baths, making it ideal for families. Located on a sprawling 1-acre lot, you'll love the expansive yard perfect for play and relaxation. The property includes a cozy porch and a shed with a lean-to for additional storage. Enjoy the peaceful surroundings of Summit while having plenty of space to call your own!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,572
• − Mortgage interest: −$7,669
• − Property taxes: −$2,054
• − Insurance: −$684
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$3,983
• Taxable income: $2,052
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,617/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 75. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic updates that would increase its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Resale Replace countertops in kitchen — Modernizes the kitchen and adds value.
• Resale Install new flooring in bathrooms — Improves aesthetics and functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Resale Replace countertops in kitchen — Modernizes the kitchen and adds value. ↑
• Resale Install new flooring in bathrooms — Improves aesthetics and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mccomb School District
• NCES district ID: 2802880
• Math proficiency: 15% ▼ -20.00%
• Reading proficiency: 16% ▼ -5.00%
• Median HH income: $29,855
• Composite: 12.26/100
• National rank: #9645
• State rank: #106 of 130 in MS

Livability — McComb

• Score: 69/100
• State rank: #50
• US rank: #8347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,985

Population outlook (Pike County) Hauer SSP2

• Today (2025): 38,766 people
• By 2030: 37,874 · -2.3%
• By 2040: 35,743 · -7.8%
• By 2050: 33,276 · -14.2%
• By 2075: 26,799 · -30.9%
• By 2100: 18,562 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 36% Two or more races 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · China

Political lean MEDSL · Pike

• 2024 margin: Toss-up / Even · D 47.8% · R 51.3%
• 2008→2024 swing: -7.0pp toward R · 2008: 3.5pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+1.0 2016: R+0.7 2012: D+7.6 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.48%
• Current HPI: 113.9026
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.2% since first listed

4 events — show timeline

• 2026-01-19 Price Changed $136,900 MLSU
• 2025-10-30 Price Changed $141,500 MLSU
• 2025-09-10 Price Changed $145,000 MLSU
• 2025-07-28 Listed $147,500 MLSU