3145 Prichard Rd · North Tunica, MS 38676

$83,500

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 38 Days on market

Built 2000 1.00 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Welcome home to peaceful country living! This 3-bedroom, 2-bath manufactured home sits on a beautiful 1-acre lot in a quiet area, offering plenty of space and privacy. Inside, you'll find a spacious layout with comfortable living areas, a functional kitchen, and a relaxing master bedroom. Enjoy the freedom of rural living while still being conveniently located to nearby amenities. Whether you're a first-time homebuyer or looking to downsize, this property is a fantastic opportunity — and it qualifies for 100% financing for eligible buyers! Don't miss your chance to own an affordable home with land and room to grow.

Key facts

• Functional kitchen
• Nearby amenities
• 1 acre lot

Tags

• 1 ACRE LOT
• QUIET AREA
• SPACIOUS LAYOUT
• FUNCTIONAL KITCHEN
• RELAXING MASTER BEDROOM
• NEARBY AMENITIES

Property features AI

Finance

• Other: Lot is approximately 1.0 acre (175 x 249), cleared with front yard

Exterior

• Parking: Detached carport with direct access (2 carport spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home (manufactured house); Single level; Move-in ready; Raised foundation; Aluminum roof; Facing information not provided
• Construction: Built year reported by owner; Raised foundation; Aluminum roof; Manufactured construction
• Exterior features: Front porch; Shed(s) / storage

Interior

• Kitchen: Cooktop; Oven; Dishwasher
• Flooring: Combination
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas log fireplace; Combination flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#276 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Tunica County School District (rural): math 13% / reading 16% proficiency, ranked #110 of 130 in MS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tunica Elementary School (math 8% / reading 17%, grade F, #296 of 375 statewide, top 82%, 343 students, 100% FRL); Rosa Fort High School (math 2% / reading 12%, grade F, #186 of 197 statewide, top 96%, 447 students, 100% FRL).
• Market conditions: 13 active listings in the ZIP; 90 units permitted in Tunica County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($577 loan paydown + $6k appreciation (7.4% local appreciation)).
• Tunica County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $80,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.71%
• DSCR: 1.97
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 3.49×
• Total profit: $58,223
• Equity at exit: $60,156

10-year hold

• IRR: 32.5%
• Equity multiple: 7.37×
• Total profit: $148,844
• Equity at exit: $116,409

Cash invested: $23,380 (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 38676

• Home prices YoY: 6.5%
• Active inventory: 13
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$438
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $423

Break-even live

Break-even rent $624

Max offer price $83,500

Occupancy floor 59%

Sensitivity live

Price	-10% $470	-5% $447	+0% $423	+5% $399	+10% $376
Rent	-10% $331	-5% $377	+0% $423	+5% $469	+10% $515
Rate	-1.0pp $465	-0.5pp $444	base $423	+0.5pp $401	+1.0pp $379

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $83,500 Active 38 DOM
2. 2026-06-18
   days on market $83,500 Active 35 DOM
3. 2026-06-17
   days on market $83,500 Active 34 DOM
4. 2026-06-16
   days on market $83,500 Active 33 DOM
5. 2026-06-15
   days on market $83,500 Active 32 DOM
6. 2026-06-13
   days on market $83,500 Active 30 DOM
7. 2026-06-10
   days on market $83,500 Active 27 DOM
8. 2026-06-09
   days on market $83,500 Active 26 DOM
9. 2026-06-08
   days on market $83,500 Active 25 DOM
10. 2026-06-07
    days on market $83,500 Active 24 DOM
11. 2026-06-03
    days on market $83,500 Active 20 DOM
12. 2026-06-02
    days on market $83,500 Active 19 DOM
13. 2026-06-01
    days on market $83,500 Active 18 DOM
14. 2026-05-31
    days on market $83,500 Active 17 DOM
15. 2026-05-14
    listed $83,500 Active 629-char remark
16. 2008-09-04
    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: $244 · $20/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$416/yr (+$35/mo · 170.2%)

ⓘ 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 (shaded) · 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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,915
• − Mortgage interest: −$4,677
• − Property taxes: −$244
• − Insurance: −$418
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,429
• Taxable income: $3,920
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $4,136/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: Tunica County School District
• NCES district ID: 2804290
• Math proficiency: 13% ▼ -26.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $32,099
• Composite: 11.64/100
• National rank: #9693
• State rank: #110 of 130 in MS

Livability — North Tunica

• Score: 58/100
• State rank: #276
• US rank: #21452

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,318

Population outlook (Tunica County) Hauer SSP2

• Today (2025): 9,512 people
• By 2030: 9,080 · -4.5%
• By 2040: 8,232 · -13.5%
• By 2050: 7,406 · -22.1%
• By 2075: 5,511 · -42.1%
• By 2100: 3,828 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% White 22% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Tunica

• 2024 margin: Solid D (+38.9) · D 68.8% · R 29.9% · Other 1.2%
• 2008→2024 swing: -13.3pp toward R · 2008: 52.2pp · 2024: 38.9pp
• All cycles: 2024: D+38.9 2020: D+46.4 2016: D+50.2 2012: D+58.8 2008: D+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.42%
• Current HPI: 120.6957
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-14 Listed $83,500 MLSU
• 2008-09-04 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $244 · +50.0% YoY. Source: county tax records.