27 Cr 256 · Bethlehem, MS 38627

$144,900

4 bd · 2.5 ba · 2,368 sqft · Manufactured public records · 690 Days on market

Built 1987 0.41 ac lot ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +21.5/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this home situated on 0.41 +/- acres just off of Hwy 30 on the north side of CR 256 outside of Oxford in Lafayette County, MS. The house features 4 bedrooms, 2.5 baths, a large living room with gas logs and kitchen/dining room. The home is a 1987 mobile home with a large addition in 1998. It contains 2,368 sf of heated area in good condition. Floor covering is vinyl and carpet. Heating and cooling is provided with an electric central unit. There are also gas wall heaters. The seller added a new metal roof in 2020. Vehicle storage is provided with an attached two car garage with a 12 x 16 storage room. Enjoy your morning coffee on the 16 x 24 wood deck. Appliances that remain include the stove, dishwasher, refrigerator and the clothes washer and dryer.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (6.6% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lafayette County School District (town): math 47% / reading 40% proficiency, ranked #29 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.6% local appreciation)).
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 690 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 690 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: 0.93% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.94×
• Total profit: $78,551
• Equity at exit: $115,518

10-year hold

• IRR: 23.2%
• Equity multiple: 6.37×
• Total profit: $217,870
• Equity at exit: $234,687

Cash invested: $40,572 (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 38627

• Home prices YoY: 4.8%
• Active inventory: 16
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $217

Break-even live

Break-even rent $1,079

Max offer price $144,900

Occupancy floor 79%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $144,900 Active 690 DOM
2. 2026-06-18
   days on market $144,900 Active 689 DOM
3. 2026-06-17
   days on market $144,900 Active 688 DOM
4. 2026-06-16
   days on market $144,900 Active 687 DOM
5. 2026-06-15
   days on market $144,900 Active 686 DOM
6. 2026-06-14
   days on market $144,900 Active 684 DOM
7. 2026-06-12
   days on market $144,900 Active 683 DOM
8. 2026-06-09
   days on market $144,900 Active 680 DOM
9. 2026-06-08
   days on market $144,900 Active 679 DOM
10. 2026-06-07
    days on market $144,900 Active 678 DOM
11. 2026-06-02
    days on market $144,900 Active 673 DOM
12. 2026-06-01
    days on market $144,900 Active 672 DOM
13. 2026-05-31
    days on market $144,900 Active 671 DOM
14. 2026-05-30
    days on market $144,900 Active 670 DOM
15. 2025-07-30
    price $144,900 772-char remark

    Show marketing remark (772 chars)

    Don't miss this home situated on 0.41 +/- acres just off of Hwy 30 on the north side of CR 256 outside of Oxford in Lafayette County, MS. The house features 4 bedrooms, 2.5 baths, a large living room with gas logs and kitchen/dining room. The home is a 1987 mobile home with a large addition in 1998. It contains 2,368 sf of heated area in good condition. Floor covering is vinyl and carpet. Heating and cooling is provided with an electric central unit. There are also gas wall heaters. The seller added a new metal roof in 2020. Vehicle storage is provided with an attached two car garage with a 12 x 16 storage room. Enjoy your morning coffee on the 16 x 24 wood deck. Appliances that remain include the stove, dishwasher, refrigerator and the clothes washer and dryer.

16. 2025-07-30
    price $144,900 772-char remark

    Show marketing remark (772 chars)

    Don't miss this home situated on 0.41 +/- acres just off of Hwy 30 on the north side of CR 256 outside of Oxford in Lafayette County, MS. The house features 4 bedrooms, 2.5 baths, a large living room with gas logs and kitchen/dining room. The home is a 1987 mobile home with a large addition in 1998. It contains 2,368 sf of heated area in good condition. Floor covering is vinyl and carpet. Heating and cooling is provided with an electric central unit. There are also gas wall heaters. The seller added a new metal roof in 2020. Vehicle storage is provided with an attached two car garage with a 12 x 16 storage room. Enjoy your morning coffee on the 16 x 24 wood deck. Appliances that remain include the stove, dishwasher, refrigerator and the clothes washer and dryer.

17. 2025-01-18
    price $149,900 772-char remark

    Show marketing remark (772 chars)

    Don't miss this home situated on 0.41 +/- acres just off of Hwy 30 on the north side of CR 256 outside of Oxford in Lafayette County, MS. The house features 4 bedrooms, 2.5 baths, a large living room with gas logs and kitchen/dining room. The home is a 1987 mobile home with a large addition in 1998. It contains 2,368 sf of heated area in good condition. Floor covering is vinyl and carpet. Heating and cooling is provided with an electric central unit. There are also gas wall heaters. The seller added a new metal roof in 2020. Vehicle storage is provided with an attached two car garage with a 12 x 16 storage room. Enjoy your morning coffee on the 16 x 24 wood deck. Appliances that remain include the stove, dishwasher, refrigerator and the clothes washer and dryer.

18. 2025-01-18
    price $149,900 772-char remark

    Show marketing remark (772 chars)

    Don't miss this home situated on 0.41 +/- acres just off of Hwy 30 on the north side of CR 256 outside of Oxford in Lafayette County, MS. The house features 4 bedrooms, 2.5 baths, a large living room with gas logs and kitchen/dining room. The home is a 1987 mobile home with a large addition in 1998. It contains 2,368 sf of heated area in good condition. Floor covering is vinyl and carpet. Heating and cooling is provided with an electric central unit. There are also gas wall heaters. The seller added a new metal roof in 2020. Vehicle storage is provided with an attached two car garage with a 12 x 16 storage room. Enjoy your morning coffee on the 16 x 24 wood deck. Appliances that remain include the stove, dishwasher, refrigerator and the clothes washer and dryer.

19. 2024-07-29
    listed $159,000 Active 772-char remark

    Show marketing remark (772 chars)

    Don't miss this home situated on 0.41 +/- acres just off of Hwy 30 on the north side of CR 256 outside of Oxford in Lafayette County, MS. The house features 4 bedrooms, 2.5 baths, a large living room with gas logs and kitchen/dining room. The home is a 1987 mobile home with a large addition in 1998. It contains 2,368 sf of heated area in good condition. Floor covering is vinyl and carpet. Heating and cooling is provided with an electric central unit. There are also gas wall heaters. The seller added a new metal roof in 2020. Vehicle storage is provided with an attached two car garage with a 12 x 16 storage room. Enjoy your morning coffee on the 16 x 24 wood deck. Appliances that remain include the stove, dishwasher, refrigerator and the clothes washer and dryer.

20. 2024-07-29
    listed $159,000 Active 772-char remark

    Show marketing remark (772 chars)

    Don't miss this home situated on 0.41 +/- acres just off of Hwy 30 on the north side of CR 256 outside of Oxford in Lafayette County, MS. The house features 4 bedrooms, 2.5 baths, a large living room with gas logs and kitchen/dining room. The home is a 1987 mobile home with a large addition in 1998. It contains 2,368 sf of heated area in good condition. Floor covering is vinyl and carpet. Heating and cooling is provided with an electric central unit. There are also gas wall heaters. The seller added a new metal roof in 2020. Vehicle storage is provided with an attached two car garage with a 12 x 16 storage room. Enjoy your morning coffee on the 16 x 24 wood deck. Appliances that remain include the stove, dishwasher, refrigerator and the clothes washer and dryer.

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$763/yr (+$64/mo · 199.6%)

ⓘ 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 5/10 Major 26% 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: $16,240
• − Mortgage interest: −$8,117
• − Property taxes: −$382
• − Insurance: −$724
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,215
• Taxable income: $203
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $2,556/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: Lafayette County School District
• NCES district ID: 2802370
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $46,476
• Composite: 37.09/100
• National rank: #4498
• State rank: #29 of 130 in MS

Livability — Bethlehem

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

Census & demographics

• Population (ZIP): 1,348

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 1%

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.55%
• Current HPI: 186.0029
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.9% since first listed

6 events — show timeline

• 2025-07-30 Price Changed $144,900 NEMSBD
• 2025-07-30 Price Changed $144,900 MLSU
• 2025-01-18 Price Changed $149,900 MLSU
• 2025-01-18 Price Changed $149,900 NEMSBD
• 2024-07-29 Listed $159,000 NEMSBD
• 2024-07-29 Listed $159,000 MLSU

Property tax history

+11.6%/yr

Latest (2025): $382 · +30.0% YoY. Source: county tax records.