1181 County Road 330 · Dumas, MS 38824

$139,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 11 Days on market

Built 2023 1.00 ac lot

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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 +8.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Immaculate 3 bedroom 2 bath home sitting on approx. 1.6 acres +- in the East Union school district. Owner financing available with approved credit. All info believed to be accurate, subject to verification.

Key facts

• 1 acre lot
• Built 2023
• Listed 10 days

Property features AI

Finance

• Financial info: Annual taxes approximately $936

Exterior

• Home design: Singlewide mobile home; Single-story
• Exterior features: Approximately 1.6 acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Electric water heater; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (22.9% below list).
• Recommended offer: $108k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#217 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, schools F, amenities F.
• Union County School District (rural): math 54% / reading 48% proficiency, ranked #13 of 130 in MS (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 17 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($967 loan paydown + $5k appreciation (3.8% local appreciation)).
• Union County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major 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 $107,839 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.28×
• Total profit: $10,964
• Equity at exit: $68,867

10-year hold

• IRR: 7.5%
• Equity multiple: 2.24×
• Total profit: $48,601
• Equity at exit: $111,022

Cash invested: $39,172 (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 38824

• Home prices YoY: 2.4%
• Active inventory: 59
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-181

Break-even live

Break-even rent $1,308

Max offer price $113,659

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-133	+0% $-181	+5% $-230	+10% $-278
Rent	-10% $-267	-5% $-224	+0% $-181	+5% $-139	+10% $-96
Rate	-1.0pp $-111	-0.5pp $-146	base $-181	+0.5pp $-218	+1.0pp $-254

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $139,900 Active 11 DOM
2. 2026-06-18
   days on market $139,900 Active 10 DOM
3. 2026-06-17
   days on market $139,900 Active 9 DOM
4. 2026-06-16
   days on market $139,900 Active 8 DOM
5. 2026-06-16
   status $139,900 Active 7 DOM
6. 2026-06-01
   statusdays on market $139,900 Pending 7 DOM
7. 2026-05-22
   listed $139,900 Active

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $12,941
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$4,070
• Taxable loss: −$4,632
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $-1,065/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: Union County School District
• NCES district ID: 2804350
• Math proficiency: 54% ▼ -15.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $37,935
• Composite: 42.49/100
• National rank: #3209
• State rank: #13 of 130 in MS

Livability — Dumas

• Score: 60/100
• State rank: #217
• US rank: #18856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,875
• Population (ZIP): 7,900

Population outlook (Union County) Hauer SSP2

• Today (2025): 30,992 people
• By 2030: 32,294 · +4.2%
• By 2040: 34,789 · +12.3%
• By 2050: 36,987 · +19.3%
• By 2075: 40,835 · +31.8%
• By 2100: 40,538 · +30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 20% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 94% English-only · Chinese 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+70.1) · D 14.5% · R 84.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -49.9pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+64.8 2016: R+63.2 2012: R+51.0 2008: R+49.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 159.5191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $139,900 NEMSBD