1625 Cleary Rd · Richland, MS 39073

$90,000

3 bd · 2.0 ba · 1,334 sqft · Manufactured public records · 18 Days on market

Built 1980 Est $84k · 7% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• ARV discount +4.3/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

As is sale. Fixer upper mobile home with 3 acres of land and a nice size pond. Barn existing behind the home. Cash sale welcome. Very motivated seller.

Key facts

• 3 acres of land
• Barn existing
• Nice size pond

Tags

• 3 ACRES OF LAND
• NICE SIZE POND
• BARN EXISTING

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $558 ($7k/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.
• Cap rate 13.7% vs local median 5.1% in Richland — 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 64/100 on livability (#125 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, schools D-, amenities F.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 112 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/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. 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?
3. 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.
4. 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.
5. 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: 1.55% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.59%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $84,042
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Canton Ave	0.67mi	3/2.0	1,300 (-2%)	18mo	$75,000	$58	49
171 Tazan Ave	0.66mi	3/2.0	1,200 (-10%)	10mo	$75,000	$63	44
125 Carol Ave	0.74mi	3/2.0	1,368 (+2%)	22mo	$135,000	$99	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 1.83×
• Total profit: $20,951
• Equity at exit: $13,419

10-year hold

• IRR: 28.6%
• Equity multiple: 3.54×
• Total profit: $63,925
• Equity at exit: $7,782

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 39073

• Home prices YoY: -23.6%
• Active inventory: 112
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $558

Break-even live

Break-even rent $688

Max offer price $90,000

Occupancy floor 55%

Sensitivity live

Price	-10% $609	-5% $584	+0% $558	+5% $533	+10% $507
Rent	-10% $448	-5% $503	+0% $558	+5% $613	+10% $669
Rate	-1.0pp $604	-0.5pp $581	base $558	+0.5pp $535	+1.0pp $511

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Wedgewood Cir Richland, MS	3.0	2.0	1020	$1,395	$1.37	44d	1	0.80mi
132 Southridge Rd Richland, MS	3.0	2.0	1020	$1,395	$1.37	14d	1	0.91mi
129 Southridge Rd Richland, MS	3.0	2.0	1020	$1,395	$1.37	44d	1	0.92mi

Listing history 14 events

1. 2026-06-15
   days on market $90,000 Active 18 DOM
2. 2026-06-14
   days on market $90,000 Active 16 DOM
3. 2026-06-13
   days on market $90,000 Active 15 DOM
4. 2026-06-10
   days on market $90,000 Active 13 DOM
5. 2026-06-09
   days on market $90,000 Active 12 DOM
6. 2026-06-08
   days on market $90,000 Active 11 DOM
7. 2026-06-07
   days on market $90,000 Active 10 DOM
8. 2026-06-03
   days on market $90,000 Active 6 DOM
9. 2026-06-02
   days on market $90,000 Active 5 DOM
10. 2026-06-01
    days on market $90,000 Active 4 DOM
11. 2026-05-31
    days on market $90,000 Active 3 DOM
12. 2026-05-30
    days on market $90,000 Active 2 DOM
13. 2026-05-29
    listed $90,000 Active
14. 2004-06-14
    soldstatus

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$300/yr (+$25/mo · 73.1%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,740
• − Mortgage interest: −$5,041
• − Property taxes: −$411
• − Insurance: −$450
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,618
• Taxable income: $5,541
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,370/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: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 of 130 in MS

Livability — Richland

• Score: 64/100
• State rank: #125
• US rank: #13704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richland, MS
• City population: 6,786
• Population (ZIP): 21,626

Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 16% Hispanic / Latino 4% Native American 2% Two or more races 2%
• Common ancestry: Italian 4% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.07%
• Current HPI: 188.3466
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-29 Listed $90,000 FSBO.com
• 2004-06-14 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $411 · +2.3% YoY. Source: county tax records.