1023 Highland Dr · Summit, MS 39666

$1,000

3 bd · 2.0 ba · 1,092 sqft · Manufactured public records · 19 Days on market

Built 1984 0.98 ac lot $1/sqft · 98% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover timeless charm in this 1984 mobile home nestled. With a cozy ambiance and an inviting design, this residence boasts 1,092 sqft of comfortable living space. Featuring three bedrooms and two baths, this home is an ideal haven for families or those seeking a tranquil retreat. The interior showcases a blend of vintage character and modern conveniences, providing a warm atmosphere. Don't miss the opportunity to own this delightful mobile home, blending the comfort of the past with the conveniences of today.

Key facts

• 0.98 acre lot
• Built 1984
• Listed 19 days

Property features AI

Finance

• Other: Property address: 1023 Highland Dr, Summit, MS 39666; Taxes listed (amounts provided) and parcel info available

Exterior

• Utilities: Water/sewer/power information not provided
• Home design: Manufactured home (mobile home); Single-story
• Construction: Vinyl exterior; Post-tension foundation; Approx. 1,092 building area (public records)
• Exterior features: Asphalt shingle roof; Lot nearly 1 acre (approximately 0.98 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central cooling; Cooling: Other
• Interior features: Two full bathrooms

🏷️ Possibly a rental listed for sale. The $1,000 price doesn't fit this home's estimated sale value (~$55,380) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Recommended offer: $985 (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#172 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety C-, schools F, amenities 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.
• 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 $7 of loan paydown is wiped out by about $30 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $280 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($985) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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; moderate 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 $985 (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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 158.00% ✓
• Cap rate: 1495.88%
• Cash-on-cash: 5319.95%
• DSCR: 237.71
• GRM: 0.1

CMA / ARV

• ARV (median comp): $55,380
• List price: $1,000
• Delta: -98.19%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 282.86×
• Total profit: $78,922
• Equity at exit: $149

10-year hold

• IRR: —
• Equity multiple: 610.37×
• Total profit: $170,624
• Equity at exit: $86

Cash invested: $280 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $15/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $1,241

Break-even live

Break-even rent $9

Max offer price $1,000

Occupancy floor 16%

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: $250
• Closing costs: $30
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-04
   days on market $1,000 Active 19 DOM
2. 2026-06-02
   days on market $1,000 Active 18 DOM
3. 2026-06-01
   days on market $1,000 Active 17 DOM
4. 2026-05-31
   days on market $1,000 Active 16 DOM
5. 2026-05-15
   listed $1,000 Active 361-char remark
6. 2024-04-08
   soldstatus Closed 516-char remark

   Show marketing remark (516 chars)

   Discover timeless charm in this 1984 mobile home nestled. With a cozy ambiance and an inviting design, this residence boasts 1,092 sqft of comfortable living space. Featuring three bedrooms and two baths, this home is an ideal haven for families or those seeking a tranquil retreat. The interior showcases a blend of vintage character and modern conveniences, providing a warm atmosphere. Don't miss the opportunity to own this delightful mobile home, blending the comfort of the past with the conveniences of today.

7. 2024-02-21
   status Pending 516-char remark

   Show marketing remark (516 chars)

   Discover timeless charm in this 1984 mobile home nestled. With a cozy ambiance and an inviting design, this residence boasts 1,092 sqft of comfortable living space. Featuring three bedrooms and two baths, this home is an ideal haven for families or those seeking a tranquil retreat. The interior showcases a blend of vintage character and modern conveniences, providing a warm atmosphere. Don't miss the opportunity to own this delightful mobile home, blending the comfort of the past with the conveniences of today.

8. 2024-02-06
   price $22,900 516-char remark

   Show marketing remark (516 chars)

   Discover timeless charm in this 1984 mobile home nestled. With a cozy ambiance and an inviting design, this residence boasts 1,092 sqft of comfortable living space. Featuring three bedrooms and two baths, this home is an ideal haven for families or those seeking a tranquil retreat. The interior showcases a blend of vintage character and modern conveniences, providing a warm atmosphere. Don't miss the opportunity to own this delightful mobile home, blending the comfort of the past with the conveniences of today.

9. 2024-01-24
   status Active 516-char remark

   Show marketing remark (516 chars)

   Discover timeless charm in this 1984 mobile home nestled. With a cozy ambiance and an inviting design, this residence boasts 1,092 sqft of comfortable living space. Featuring three bedrooms and two baths, this home is an ideal haven for families or those seeking a tranquil retreat. The interior showcases a blend of vintage character and modern conveniences, providing a warm atmosphere. Don't miss the opportunity to own this delightful mobile home, blending the comfort of the past with the conveniences of today.

10. 2023-12-18
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Discover timeless charm in this 1984 mobile home nestled. With a cozy ambiance and an inviting design, this residence boasts 1,092 sqft of comfortable living space. Featuring three bedrooms and two baths, this home is an ideal haven for families or those seeking a tranquil retreat. The interior showcases a blend of vintage character and modern conveniences, providing a warm atmosphere. Don't miss the opportunity to own this delightful mobile home, blending the comfort of the past with the conveniences of today.

11. 2023-11-15
    listed $25,900 Active 516-char remark

    Show marketing remark (516 chars)

    Discover timeless charm in this 1984 mobile home nestled. With a cozy ambiance and an inviting design, this residence boasts 1,092 sqft of comfortable living space. Featuring three bedrooms and two baths, this home is an ideal haven for families or those seeking a tranquil retreat. The interior showcases a blend of vintage character and modern conveniences, providing a warm atmosphere. Don't miss the opportunity to own this delightful mobile home, blending the comfort of the past with the conveniences of today.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $18,960
• − Mortgage interest: −$56
• − Property taxes: −$15
• − Insurance: −$5
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$29
• Taxable income: $15,822
• Est. tax owed @ 24.0%: −$3,797
• After-tax cash flow: $11,099/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: 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 — Summit

• Score: 62/100
• State rank: #172
• US rank: #16320

Category grades

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

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

-96.1% since first listed

8 events — show timeline

• 2026-06-04 Listing Removed — MLSU
• 2026-05-15 Listed $1,000 MLSU
• 2024-04-08 Sold (MLS) — MLSU
• 2024-02-21 Pending — MLSU
• 2024-02-06 Price Changed $22,900 MLSU
• 2024-01-24 Relisted — MLSU
• 2023-12-18 Pending — MLSU
• 2023-11-15 Listed $25,900 MLSU

Property tax history

+9.0%/yr

Latest (2025): $440 · +33.0% YoY. Source: county tax records.