16 Durr Ln · Prentiss, MS 39474

$79,900

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 16 Days on market

Built 2019 Fair condition 5.00 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0

Listing remarks

3 bed, 2 bath single wide mobile home on 5+/-acres in Prentiss, MS. Open floor plan kitchen and living room, separate utility room beside kitchen pantry. Split floor plan with primary suite featuring walk-in closet, garden tub, dual sinks, and stand-alone shower. Situated between the two hall bedrooms is a full bath with tub-shower combo. Property offers hunting opportunities with a cleared area perfect for a food plot or home garden. Great opportunity for homesteading, full-time residence, or weekend getaway. Superb location right off Highway 84. Bank-owned, sold as-is.

Key facts

• Dual sinks
• Open floor plan
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• SEPARATE UTILITY ROOM
• WALK-IN CLOSET
• GARDEN TUB
• DUAL SINKS
• STAND-ALONE SHOWER

Property features AI

Exterior

• Parking: Other parking
• Utilities: Electricity connected; Community water; Water available; Sewer: Other
• Home design: Single family residence; Manufactured house; One level
• Construction: Vinyl exterior; Pillar/post/pier foundation; Built (year per assessor)
• Exterior features: Architectural shingle roof; 5-acre lot

Interior

• Bathrooms: 2 bathrooms (total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Appliances: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#204 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, health & safety D, schools F.
• Jefferson Davis County School District (rural): math 14% / reading 20% proficiency, ranked #104 of 130 in MS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP.

Forward outlook

• In year one you build about $766 of equity ($552 loan paydown + $214 appreciation (0.3% local appreciation)).
• Jefferson Davis County population projected at -35% 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; severe 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 $78,701 (1.5% below list)

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 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. 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: 3.11% ✓
• Cap rate: 28.08%
• Cash-on-cash: 77.81%
• DSCR: 4.46
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.2%
• Equity multiple: 5.07×
• Total profit: $91,083
• Equity at exit: $24,276

10-year hold

• IRR: 81.6%
• Equity multiple: 10.39×
• Total profit: $209,976
• Equity at exit: $30,053

Cash invested: $22,372 (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 39474

• Home prices YoY: 0.2%
• Active inventory: 45
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,484 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1,451

Break-even live

Break-even rent $647

Max offer price $79,900

Occupancy floor 37%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $79,900 Active 16 DOM
2. 2026-06-17
   days on market $79,900 Active 15 DOM
3. 2026-06-16
   days on market $79,900 Active 14 DOM
4. 2026-06-15
   days on market $79,900 Active 13 DOM
5. 2026-06-13
   days on market $79,900 Active 11 DOM
6. 2026-06-12
   days on market $79,900 Active 10 DOM
7. 2026-06-09
   days on market $79,900 Active 7 DOM
8. 2026-06-08
   days on market $79,900 Active 6 DOM
9. 2026-06-07
   days on market $79,900 Active 5 DOM
10. 2026-06-07
    days on market $79,900 Active 4 DOM
11. 2026-06-03
    remarks 577-char remark
12. 2026-06-03
    listed $79,900 Active 1 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: $708 · $59/mo
• Projected year-2 tax: $708 · $59/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $29,802
• − Mortgage interest: −$4,476
• − Property taxes: −$708
• − Insurance: −$400
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$2,324
• Taxable income: $17,127
• Est. tax owed @ 24.0%: −$4,110
• After-tax cash flow: $13,298/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations, including kitchen and bathroom fixtures, and exterior repairs. Landscaping and curb appeal improvements would significantly enhance its value.

Repairs flagged

• Major Kitchen countertops — Missing and essential for functionality
• Major Kitchen appliances — Missing and essential for functionality
• Major Bathroom fixtures — Missing and essential for functionality
• Major Exterior siding — Damaged and needs repair

Value-add opportunities

• Both Complete kitchen and bathroom fixtures — Enhances functionality and appeal
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Missing and essential for functionality	Major	$15,000–50,000
Kitchen appliances · Missing and essential for functionality	Major	$15,000–50,000
Bathroom fixtures · Missing and essential for functionality	Major	$15,000–50,000
Exterior siding · Damaged and needs repair	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Complete kitchen and bathroom fixtures — Enhances functionality and appeal ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property 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: Jefferson Davis County School District
• NCES district ID: 2802250
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $27,474
• Composite: 13.25/100
• National rank: #9549
• State rank: #104 of 130 in MS

Livability — Prentiss

• Score: 61/100
• State rank: #204
• US rank: #18336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,128

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 10,128 people
• By 2030: 9,342 · -7.8%
• By 2040: 7,842 · -22.6%
• By 2050: 6,583 · -35.0%
• By 2075: 4,540 · -55.2%
• By 2100: 3,563 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 36% Two or more races 2%
• Common ancestry: Romanian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Jefferson Davis

• 2024 margin: D (+13.8) · D 56.5% · R 42.8%
• 2008→2024 swing: -7.7pp toward R · 2008: 21.5pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+17.1 2016: D+20.1 2012: D+25.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 120.5458
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-02 Listed $79,900 MLSU

Property tax history

+57.6%/yr

Latest (2025): $708 · -22.1% YoY. Source: county tax records.