114 Pepper Ridge Rd · Bovina, MS 39180

$85,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 354 Days on market

Built 2001 0.94 ac lot

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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
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

Key facts

• 0.94 acre lot
• Built 2001
• Listed 353 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% 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.
• Vicksburg Warren School District (rural): math 22% / reading 26% proficiency, ranked #82 of 130 in MS (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 135 active listings in the ZIP; 12 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Warren County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 354 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.55% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.65%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 1.83×
• Total profit: $19,862
• Equity at exit: $12,674

10-year hold

• IRR: 28.7%
• Equity multiple: 3.54×
• Total profit: $60,532
• Equity at exit: $7,349

Cash invested: $23,800 (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 39180

• Home prices YoY: -28.2%
• Active inventory: 135
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $529

Break-even live

Break-even rent $648

Max offer price $85,000

Occupancy floor 55%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $85,000 Active 354 DOM
2. 2026-06-18
   days on market $85,000 Active 353 DOM
3. 2026-06-17
   days on market $85,000 Active 352 DOM
4. 2026-06-16
   days on market $85,000 Active 351 DOM
5. 2026-06-15
   days on market $85,000 Active 350 DOM
6. 2026-06-14
   days on market $85,000 Active 348 DOM
7. 2026-06-12
   days on market $85,000 Active 347 DOM
8. 2026-06-09
   days on market $85,000 Active 344 DOM
9. 2026-06-08
   days on market $85,000 Active 343 DOM
10. 2026-06-07
    days on market $85,000 Active 342 DOM
11. 2026-06-05
    days on market $85,000 Active 339 DOM
12. 2026-06-02
    days on market $85,000 Active 337 DOM
13. 2026-06-01
    days on market $85,000 Active 336 DOM
14. 2026-05-31
    days on market $85,000 Active 335 DOM
15. 2026-05-30
    days on market $85,000 Active 334 DOM
16. 2026-01-02
    status Active 101-char remark

    Show marketing remark (101 chars)

    Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

17. 2025-12-31
    historical 101-char remark

    Show marketing remark (101 chars)

    Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

18. 2025-11-15
    price $85,000 101-char remark

    Show marketing remark (101 chars)

    Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

19. 2025-11-12
    price $95,000 101-char remark

    Show marketing remark (101 chars)

    Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

20. 2025-10-13
    price $105,000 101-char remark

    Show marketing remark (101 chars)

    Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

21. 2025-10-02
    status Active 101-char remark

    Show marketing remark (101 chars)

    Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

22. 2025-09-30
    historical 101-char remark

    Show marketing remark (101 chars)

    Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

23. 2025-08-25
    price $109,000 101-char remark

    Show marketing remark (101 chars)

    Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

24. 2025-06-26
    listed $110,000 Active 101-char remark

    Show marketing remark (101 chars)

    Prime Dbl wide with all the extras ! 4/2 in Move in ready condition. Please view all the pictures .

25. 2025-06-01
    historical
26. 2025-04-07
    status Active
27. 2025-03-31
    historical
28. 2024-12-05
    status Active
29. 2024-11-25
    historical
30. 2024-08-24
    listed $110,000 Active
31. 2008-03-13
    soldstatus
32. 2008-01-04
    listed $14,900

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$304/yr (+$25/mo · 82.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,802
• − Mortgage interest: −$4,761
• − Property taxes: −$368
• − Insurance: −$425
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,473
• Taxable income: $5,247
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $5,083/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: Vicksburg Warren School District
• NCES district ID: 2804470
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $40,492
• Composite: 20.31/100
• National rank: #8612
• State rank: #82 of 130 in MS

Livability — Bovina

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

Census & demographics

• County: Warren County · 28,479 people
• Metro: Vicksburg, MS
• Population (ZIP): 28,479
• Household income: $56,837
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 665.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 45,473 people
• By 2030: 44,051 · -3.1%
• By 2040: 40,884 · -10.1%
• By 2050: 37,596 · -17.3%
• By 2075: 30,162 · -33.7%
• By 2100: 23,585 · -48.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.5% · R 51.4% · Other 1.1%
• 2008→2024 swing: -0.9pp no change · 2008: -3.0pp · 2024: -4.0pp
• All cycles: 2024: R+4.0 2020: D+0.4 2016: R+4.9 2012: D+2.6 2008: R+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.49%
• Current HPI: 154.033
• Rent YoY: —
• Metro: Vicksburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+470.5% since first listed

17 events — show timeline

• 2026-01-02 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-11-15 Price Changed $85,000 MLSU
• 2025-11-12 Price Changed $95,000 MLSU
• 2025-10-13 Price Changed $105,000 MLSU
• 2025-10-02 Relisted — MLSU
• 2025-09-30 Listing Removed — MLSU
• 2025-08-25 Price Changed $109,000 MLSU
• 2025-06-26 Listed $110,000 MLSU
• 2025-06-01 Listing Removed — MLSU
• 2025-04-07 Relisted — MLSU
• 2025-03-31 Listing Removed — MLSU
• 2024-12-05 Relisted — MLSU
• 2024-11-25 Listing Removed — MLSU
• 2024-08-24 Listed $110,000 MLSU
• 2008-03-13 Sold (MLS) — VWCBR
• 2008-01-04 Listed $14,900 VWCBR

Property tax history

+4.6%/yr

Latest (2025): $368 · -8.4% YoY. Source: county tax records.