125 Vicksburg Ave · Richland, MS 39218

$99,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 4 Days on market

Built 2009 5,662 sqft lot Est $116k · 14% under

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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
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hurry to snag this MOVE IN READY opportunity located in Richland MS before it's gone! This mobile home is 3 bed 2 bath with a nice living area, storage space, and ready for its new owners! Call your Realtor today for a showing!

Key facts

• 5,662 sq ft lot
• Built 2009
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 12.7% 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+, amenities F, commute 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.
• Zoned schools: Richland Upper Elementary (math 41% / reading 35%, grade F, #133 of 375 statewide, top 35%, 503 students, 99% FRL); Richland High School (math 37% / reading 34%, grade F, #66 of 197 statewide, top 34%, 807 students, 100% FRL) — zoned schools average 100% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 52% district-wide (-15 pts) — the specific schools serving this property underperform the Rankin County School District average; the district grade overstates school quality for this exact location.
• Market conditions: 36 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $684 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $99,000

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: 1.42% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.03%
• DSCR: 2.02
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $115,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Canton Ave	0.17mi	3/2.0	1,300 (+7%)	18mo	$75,000	$58	65
171 Tazan Ave	0.72mi	3/2.0	1,200 (-1%)	10mo	$75,000	$63	56
223 Southgate Dr	0.55mi	3/2.0	1,064 (-12%)	1mo	$115,900	$109	53
404 Southgate Dr	0.73mi	3/2.0	1,364 (+12%)	5mo	$130,000	$95	41

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: 16.0%
• Equity multiple: 1.64×
• Total profit: $17,792
• Equity at exit: $14,761

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $58,945
• Equity at exit: $8,560

Cash invested: $27,720 (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 39218

• Home prices YoY: -17.8%
• Active inventory: 36
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $532

Break-even live

Break-even rent $736

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $588	-5% $560	+0% $532	+5% $504	+10% $476
Rent	-10% $421	-5% $476	+0% $532	+5% $588	+10% $643
Rate	-1.0pp $582	-0.5pp $557	base $532	+0.5pp $506	+1.0pp $480

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Wedgewood Cir Richland, MS	3.0	2.0	1020	$1,395	$1.37	45d	1	0.54mi
132 Southridge Rd Richland, MS	3.0	2.0	1020	$1,395	$1.37	15d	1	0.64mi
129 Southridge Rd Richland, MS	3.0	2.0	1020	$1,395	$1.37	45d	1	0.65mi
260 Lowe Cir Richland, MS	2.0	2.0	1030	$1,500	$1.46	15d	1	1.26mi

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-04-09
   listed $99,000 Active
3. 2022-05-31
   soldstatus
4. 2007-07-23
   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: $256 · $21/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$526/yr (+$44/mo · 205.9%)

ⓘ 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 2/10 Low
• 🌡 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: $16,916
• − Mortgage interest: −$5,546
• − Property taxes: −$256
• − Insurance: −$495
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,880
• Taxable income: $5,033
• Est. tax owed @ 24.0%: −$1,208
• After-tax cash flow: $5,175/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): 6,786

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 (70%)
• Race & ethnicity: White 70% Black 18% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 5% Serbian 2% Portuguese 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Vietnamese 1%

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: ▼ -42.37%
• Current HPI: 196.2686
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-04-13 Pending — MLSU
• 2026-04-09 Listed $99,000 MLSU
• 2022-05-31 Sold (Public Records) — Public Records
• 2007-07-23 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $256 · -24.3% YoY. Source: county tax records.