94 County Road 1214 · Bay Springs, MS 39422

$50,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 9 Days on market

Built 2020 Fair condition

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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
• Appreciation +5.2/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Tucked away at the end of a dead-end road, this 2020 Cappaert 16x80 manufactured home offers privacy, space, and plenty of potential on 5.50 acres surrounded by wooded land. The home features a screened-in front porch, giving you a peaceful spot to enjoy the quiet country setting. Outside, you'll find a detached storage building with an attached double carport, providing great space for parking, tools, equipment, or extra storage. This property is being sold as-is and needs mostly cosmetic repairs, making it a great opportunity for someone looking to add their own touch. With acreage, privacy, and room to spread out, this one is priced with potential in mind.

Key facts

• 5.50 acres
• Wooded land
• Built 2020

Tags

• SCREENED-IN FRONT PORCH
• DETACHED STORAGE BUILDING
• ATTACHED DOUBLE CARPORT
• WOODED LAND
• 5.50 ACRES
• QUIET COUNTRY SETTING

Property features AI

Finance

• Other: Approximately 5.5 acres

Exterior

• Parking: Detached carport; Covered parking; Driveway
• Utilities: Septic tank
• Home design: Manufactured home; Single-story; Raised foundation
• Construction: Composition roof
• Exterior features: Storage; Covered, screened front porch

Interior

• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 65/100 on livability (#113 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• West Jasper Consolidated Schools (rural): math 38% / reading 34% proficiency, ranked #53 of 130 in MS (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 3 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $517 of equity ($346 loan paydown + $171 appreciation (0.3% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.08% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.94%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 3.13×
• Total profit: $29,781
• Equity at exit: $15,378

10-year hold

• IRR: 45.1%
• Equity multiple: 6.19×
• Total profit: $72,652
• Equity at exit: $19,186

Cash invested: $14,000 (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 39422

• Home prices YoY: 0.3%
• Active inventory: 15
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $478

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-13
   status $50,000 Pending 9 DOM
2. 2026-06-12
   days on market $50,000 Active 9 DOM
3. 2026-06-09
   days on market $50,000 Active 6 DOM
4. 2026-06-08
   days on market $50,000 Active 5 DOM
5. 2026-06-07
   days on market $50,000 Active 4 DOM
6. 2026-06-07
   days on market $50,000 Active 3 DOM
7. 2026-06-04
   remarks 667-char remark
8. 2026-06-04
   listed $50,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $12,504
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$1,455
• Taxable income: $5,248
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $4,472/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires extensive repairs and maintenance to improve its condition and increase its value. The roof, exterior siding, flooring, interior walls, HVAC/mechanicals, and landscaping all need attention.

Repairs flagged

• Major roof — The satellite image shows visible damage and missing shingles.
• Major exterior siding — The satellite image shows peeling paint and visible wear.
• Major flooring — The satellite image shows visible wear and tear.
• Major interior walls — The satellite image shows visible wear and tear.
• Major HVAC/mechanicals — The satellite image shows visible wear and tear.
• Major landscaping — The satellite image shows overgrown grass and weeds.

Value-add opportunities

• Resale repair roof — A repaired roof will significantly increase the home's value by addressing a major issue.
• Resale repair exterior siding — A repaired exterior siding will improve the home's curb appeal and increase its value.
• Resale repair flooring — A repaired flooring will improve the home's condition and increase its value.
• Resale repair interior walls — A repaired interior walls will improve the home's condition and increase its value.
• Resale repair HVAC/mechanicals — A repaired HVAC/mechanicals will improve the home's condition and increase its value.
• Resale landscape and maintain — A well-maintained landscape will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows visible damage and missing shingles.	Major	$15,000–50,000
exterior siding · The satellite image shows peeling paint and visible wear.	Major	$15,000–50,000
flooring · The satellite image shows visible wear and tear.	Major	$15,000–50,000
interior walls · The satellite image shows visible wear and tear.	Major	$15,000–50,000
HVAC/mechanicals · The satellite image shows visible wear and tear.	Major	$15,000–50,000
landscaping · The satellite image shows overgrown grass and weeds.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale repair roof — A repaired roof will significantly increase the home's value by addressing a major issue. ↑
• Resale repair exterior siding — A repaired exterior siding will improve the home's curb appeal and increase its value. ↑
• Resale repair flooring — A repaired flooring will improve the home's condition and increase its value. ↑
• Resale repair interior walls — A repaired interior walls will improve the home's condition and increase its value. ↑
• Resale repair HVAC/mechanicals — A repaired HVAC/mechanicals will improve the home's condition and increase its value. ↑
• Resale landscape and maintain — A well-maintained landscape will improve the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Jasper Consolidated Schools
• NCES district ID: 2804590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $33,785
• Composite: 29.65/100
• National rank: #6467
• State rank: #53 of 130 in MS

Livability — Bay Springs

• Score: 65/100
• State rank: #113
• US rank: #12871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,534
• Population (ZIP): 4,534

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 15,383 people
• By 2030: 14,629 · -4.9%
• By 2040: 13,119 · -14.7%
• By 2050: 11,742 · -23.7%
• By 2075: 9,102 · -40.8%
• By 2100: 7,062 · -54.1%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 50% White 48% Two or more races 2%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+5.0) · D 47.2% · R 52.2%
• 2008→2024 swing: -14.7pp toward R · 2008: 9.7pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: D+0.5 2016: D+4.0 2012: D+9.7 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.34%
• Current HPI: 96.8601
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-03 Listed $50,000 HAAR