229 Sportsman Dr · Coffeeville, MS 38922

$110,000

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 115 Days on market

Built 1997 1.00 ac lot ↓ 41% since listing

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.5/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious Granada Lake mobile home on 1.36 acres featuring 3 Bedrooms, 2 full Baths, laundry Room, nice kitchen with lots of cabinets, formal dining room, shops and covered parking. What more could you ask for? Priced to sell! All info subject to verification.

Key facts

• 1 acre lot
• Built 1997
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#132 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Grenada School District (town): math 53% / reading 43% proficiency, ranked #19 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 1 units permitted in Grenada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $4k appreciation (3.2% local appreciation)).
• Grenada County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.05% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.98×
• Total profit: $30,042
• Equity at exit: $50,881

10-year hold

• IRR: 18.2%
• Equity multiple: 3.71×
• Total profit: $83,551
• Equity at exit: $79,536

Cash invested: $30,800 (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 38922

• Home prices YoY: 2.9%
• Active inventory: 27
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $243

Break-even live

Break-even rent $843

Max offer price $110,000

Occupancy floor 74%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 115 DOM
2. 2026-06-17
   days on market $110,000 Active 114 DOM
3. 2026-06-16
   days on market $110,000 Active 113 DOM
4. 2026-06-15
   days on market $110,000 Active 112 DOM
5. 2026-06-13
   days on market $110,000 Active 110 DOM
6. 2026-06-12
   days on market $110,000 Active 109 DOM
7. 2026-06-09
   days on market $110,000 Active 106 DOM
8. 2026-06-08
   days on market $110,000 Active 105 DOM
9. 2026-06-07
   days on market $110,000 Active 104 DOM
10. 2026-06-04
    days on market $110,000 Active 100 DOM
11. 2026-06-02
    days on market $110,000 Active 99 DOM
12. 2026-06-01
    days on market $110,000 Active 98 DOM
13. 2026-05-31
    days on market $110,000 Active 97 DOM
14. 2026-03-18
    price $110,000 259-char remark

    Show marketing remark (259 chars)

    Spacious Granada Lake mobile home on 1.36 acres featuring 3 Bedrooms, 2 full Baths, laundry Room, nice kitchen with lots of cabinets, formal dining room, shops and covered parking. What more could you ask for? Priced to sell! All info subject to verification.

15. 2026-02-23
    listed $125,000 Active 259-char remark

    Show marketing remark (259 chars)

    Spacious Granada Lake mobile home on 1.36 acres featuring 3 Bedrooms, 2 full Baths, laundry Room, nice kitchen with lots of cabinets, formal dining room, shops and covered parking. What more could you ask for? Priced to sell! All info subject to verification.

16. 2025-09-24
    historical
17. 2025-08-18
    listed $185,000 Active

ⓘ 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: $517 · $43/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$352/yr (+$29/mo · 67.9%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,809
• − Mortgage interest: −$6,162
• − Property taxes: −$517
• − Insurance: −$550
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,200
• Taxable income: $1,171
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $2,639/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: Grenada School District
• NCES district ID: 2801680
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $33,936
• Composite: 39.64/100
• National rank: #3917
• State rank: #19 of 130 in MS

Livability — Coffeeville

• Score: 64/100
• State rank: #132
• US rank: #14222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,126

Population outlook (Grenada County) Hauer SSP2

• Today (2025): 20,777 people
• By 2030: 20,169 · -2.9%
• By 2040: 18,782 · -9.6%
• By 2050: 17,415 · -16.2%
• By 2075: 14,218 · -31.6%
• By 2100: 11,114 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 41% Two or more races 2%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 0% · Vietnam
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grenada

• 2024 margin: R (+16.3) · D 41.6% · R 57.9%
• 2008→2024 swing: -5.6pp toward R · 2008: -10.7pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+12.3 2016: R+14.9 2012: R+6.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 114.2626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-40.5% since first listed

4 events — show timeline

• 2026-03-18 Price Changed $110,000 NEMSBD
• 2026-02-23 Listed $125,000 NEMSBD
• 2025-09-24 Listing Removed — MLSU
• 2025-08-18 Listed $185,000 MLSU