3335 Yachtsman Dr · Toomsuba, MS 39364

$139,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 9 Days on market

Built 2024 1.00 ac lot

---

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 +13.0/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful 3BR/2BA home situated on a private wooded lot. This move-in ready home features an open floor plan, kitchen with island and farmhouse sink, stainless steel appliances, and a spacious primary suite with double vanity, soaking tub, separate shower, and walk-in closet. Enjoy the peaceful country setting with plenty of space to relax and unwind.

Key facts

• Open floor plan
• Spacious kitchen
• Private wooded lot

Tags

• PRIVATE WOODED LOT
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• ISLAND AND FARMHOUSE SINK
• BUILT-IN ENTERTAINMENT CENTER
• FIREPLACE

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-story manufactured home; Residential property
• Construction: Metal roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Heating via fireplace insert, central heating, and hot water
• Interior features: Has fireplace with one fireplace; 6 total rooms
• Laundry & utility: Electric water heater

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 $-8 ($-101/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (18.9% below list).
• Recommended offer: $114k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#112 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Lauderdale County School District (rural): math 37% / reading 41% proficiency, ranked #39 of 130 in MS (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($967 loan paydown + $7k appreciation (5.3% local appreciation)).
• Lauderdale County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,506 (18.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.88×
• Total profit: $34,492
• Equity at exit: $82,264

10-year hold

• IRR: 14.2%
• Equity multiple: 3.64×
• Total profit: $103,464
• Equity at exit: $144,508

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 39364

• Home prices YoY: 4.3%
• Active inventory: 8
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-8

Break-even live

Break-even rent $1,146

Max offer price $138,409

Occupancy floor 96%

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 8 events

1. 2026-06-19
   days on market $139,900 Active 9 DOM
2. 2026-06-18
   days on market $139,900 Active 8 DOM
3. 2026-06-17
   days on market $139,900 Active 7 DOM
4. 2026-06-16
   days on market $139,900 Active 6 DOM
5. 2026-06-15
   days on market $139,900 Active 5 DOM
6. 2026-06-14
   days on market $139,900 Active 3 DOM
7. 2026-06-12
   remarks 353-char remark
8. 2026-06-12
   listed $139,900 Active 2 DOM

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $13,621
• − Mortgage interest: −$7,837
• − Property taxes: −$1,358
• − Insurance: −$700
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$4,070
• Taxable loss: −$2,523
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $504/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: Lauderdale County School District
• NCES district ID: 2802430
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $45,778
• Composite: 33.25/100
• National rank: #5517
• State rank: #39 of 130 in MS

Livability — Toomsuba

• Score: 65/100
• State rank: #112
• US rank: #12796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toomsuba, MS
• Population (ZIP): 2,511

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 75,158 people
• By 2030: 72,770 · -3.2%
• By 2040: 67,309 · -10.4%
• By 2050: 61,797 · -17.8%
• By 2075: 49,790 · -33.8%
• By 2100: 39,797 · -47.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 29% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 1% English 1%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Lauderdale

• 2024 margin: Strong R (+21.2) · D 39.0% · R 60.2%
• 2008→2024 swing: -2.3pp toward R · 2008: -18.9pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+16.0 2016: R+23.0 2012: R+15.5 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.35%
• Current HPI: 130.559
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+7.6% since first listed

2 events — show timeline

• 2026-06-11 Listed $139,900 EMR
• 2026-02-09 Listed $130,000 EMR

Property tax history

+58.8%/yr

Latest (2025): $1,358 · -0.9% YoY. Source: county tax records.