499 Gulf Camp Rd, Rd · Baxterville, MS 39455

$54,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 74 Days on market

Built 2011 3.70 ac lot $45/sqft · 67% below area ↓ 31% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for your next investnent opportunity? This 3/2 mobile home sits on 3.7 acres in the quiet Baxterville area and is ready for your vision. With plenty of land and peaceful rural setting, potential is endless. Property is being sold as-is and will require repairs and a cash buyer- perfect for investors or buyers seeking a project. Convenient access to Purvis and Hattiesburg keeps you close to everyday essentials.

Key facts

• 3.7 acres
• 3.7 acre lot
• Built 2011

Tags

• 3.7 ACRES
• PEACEFUL RURAL SETTING
• CONVENIENT ACCESS TO PURVIS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lamar County School District (rural): math 48% / reading 46% proficiency, ranked #18 of 130 in MS (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 300 active listings in the ZIP; 45 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k appreciation (7.2% local appreciation)).
• Lamar County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.13% ✓
• Cap rate: 19.39%
• Cash-on-cash: 46.79%
• DSCR: 3.08
• GRM: 3.9

CMA / ARV

• ARV (median comp): $166,584
• List price: $54,900
• Delta: -67.04%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

7.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.4%
• Equity multiple: 4.78×
• Total profit: $58,110
• Equity at exit: $38,875

10-year hold

• IRR: 53.2%
• Equity multiple: 10.12×
• Total profit: $140,243
• Equity at exit: $74,611

Cash invested: $15,372 (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 39455

• Home prices YoY: 3.7%
• Active inventory: 300
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$14 /mo · $166/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $599

Break-even live

Break-even rent $411

Max offer price $54,900

Occupancy floor 44%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $54,900 Active 74 DOM
2. 2026-06-18
   days on market $54,900 Active 73 DOM
3. 2026-06-17
   days on market $54,900 Active 72 DOM
4. 2026-06-16
   days on market $54,900 Active 71 DOM
5. 2026-06-15
   days on market $54,900 Active 70 DOM
6. 2026-06-14
   days on market $54,900 Active 68 DOM
7. 2026-06-13
   days on market $54,900 Active 67 DOM
8. 2026-06-10
   days on market $54,900 Active 65 DOM
9. 2026-06-09
   days on market $54,900 Active 64 DOM
10. 2026-06-08
    days on market $54,900 Active 63 DOM
11. 2026-06-07
    days on market $54,900 Active 62 DOM
12. 2026-06-05
    days on market $54,900 Active 59 DOM
13. 2026-06-02
    days on market $54,900 Active 57 DOM
14. 2026-06-01
    days on market $54,900 Active 56 DOM
15. 2026-05-31
    days on market $54,900 Active 55 DOM
16. 2026-05-30
    days on market $54,900 Active 54 DOM
17. 2026-05-19
    price $54,900 421-char remark

    Show marketing remark (421 chars)

    Looking for your next investnent opportunity? This 3/2 mobile home sits on 3.7 acres in the quiet Baxterville area and is ready for your vision. With plenty of land and peaceful rural setting, potential is endless. Property is being sold as-is and will require repairs and a cash buyer- perfect for investors or buyers seeking a project. Convenient access to Purvis and Hattiesburg keeps you close to everyday essentials.

18. 2026-04-24
    price $62,500 421-char remark

    Show marketing remark (421 chars)

    Looking for your next investnent opportunity? This 3/2 mobile home sits on 3.7 acres in the quiet Baxterville area and is ready for your vision. With plenty of land and peaceful rural setting, potential is endless. Property is being sold as-is and will require repairs and a cash buyer- perfect for investors or buyers seeking a project. Convenient access to Purvis and Hattiesburg keeps you close to everyday essentials.

19. 2026-04-13
    price $72,500 421-char remark

    Show marketing remark (421 chars)

    Looking for your next investnent opportunity? This 3/2 mobile home sits on 3.7 acres in the quiet Baxterville area and is ready for your vision. With plenty of land and peaceful rural setting, potential is endless. Property is being sold as-is and will require repairs and a cash buyer- perfect for investors or buyers seeking a project. Convenient access to Purvis and Hattiesburg keeps you close to everyday essentials.

20. 2026-04-06
    listed $79,500 Active 421-char remark

    Show marketing remark (421 chars)

    Looking for your next investnent opportunity? This 3/2 mobile home sits on 3.7 acres in the quiet Baxterville area and is ready for your vision. With plenty of land and peaceful rural setting, potential is endless. Property is being sold as-is and will require repairs and a cash buyer- perfect for investors or buyers seeking a project. Convenient access to Purvis and Hattiesburg keeps you close to everyday essentials.

21. 2026-01-29
    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: $166 · $14/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$268/yr (+$22/mo · 161.9%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $14,035
• − Mortgage interest: −$3,075
• − Property taxes: −$166
• − Insurance: −$274
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,597
• Taxable income: $6,677
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $5,590/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: Lamar County School District
• NCES district ID: 2802400
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $54,742
• Composite: 40.77/100
• National rank: #3645
• State rank: #18 of 130 in MS

Livability — Baxterville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Baxterville, MS
• Population (ZIP): 9,030

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 71,826 people
• By 2030: 77,309 · +7.6%
• By 2040: 87,733 · +22.1%
• By 2050: 97,289 · +35.5%
• By 2075: 115,347 · +60.6%
• By 2100: 125,601 · +74.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 3%
• Common ancestry: Lithuanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+48.8) · D 25.0% · R 73.8% · Other 1.3%
• 2008→2024 swing: +7.0pp toward D · 2008: -55.8pp · 2024: -48.8pp
• All cycles: 2024: R+48.8 2020: R+46.9 2016: R+55.6 2012: R+54.6 2008: R+55.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.23%
• Current HPI: 202.5728
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-30.9% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $54,900 LBOR
• 2026-04-24 Price Changed $62,500 LBOR
• 2026-04-13 Price Changed $72,500 LBOR
• 2026-04-06 Listed $79,500 LBOR
• 2026-01-29 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $166 · +3.0% YoY. Source: county tax records.