1090 S Lake Claiborne Rd · Port Gibson, MS 39150

$75,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 390 Days on market

Built 1982 0.64 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 +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Located in a secure gated community, this charming 2-bedroom, 2-bath manufactured home offers comfort, privacy, and excellent outdoor living space. Enjoy year-round outdoor living with a screened porch and a covered patio, perfect for relaxing or entertaining. The large, shaded backyard offers a peaceful retreat with ample space for gardening, play, or pets. Two covered carports offer convenient and protected parking.

Key facts

• Gated community
• Covered carports
• Covered patio

Tags

• GATED COMMUNITY
• SCREENED PORCH
• COVERED PATIO
• LARGE SHADED BACKYARD
• COVERED CARPORTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#121 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Claiborne County School District (rural): math 7% / reading 13% proficiency, ranked #119 of 130 in MS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $1k appreciation (1.4% local appreciation)).
• Claiborne County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 390 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.33% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.92×
• Total profit: $19,251
• Equity at exit: $26,985

10-year hold

• IRR: 20.5%
• Equity multiple: 3.56×
• Total profit: $53,838
• Equity at exit: $36,955

Cash invested: $21,000 (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 39150

• Home prices YoY: 1.9%
• Active inventory: 24
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $260

Break-even live

Break-even rent $668

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $302	-5% $281	+0% $260	+5% $238	+10% $217
Rent	-10% $181	-5% $220	+0% $260	+5% $299	+10% $338
Rate	-1.0pp $297	-0.5pp $279	base $260	+0.5pp $240	+1.0pp $220

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $75,000 Active 390 DOM
2. 2026-06-19
   days on market $75,000 Active 388 DOM
3. 2026-06-18
   days on market $75,000 Active 387 DOM
4. 2026-06-17
   days on market $75,000 Active 386 DOM
5. 2026-06-16
   days on market $75,000 Active 385 DOM
6. 2026-06-15
   days on market $75,000 Active 384 DOM
7. 2026-06-14
   days on market $75,000 Active 382 DOM
8. 2026-06-12
   days on market $75,000 Active 381 DOM
9. 2026-06-09
   days on market $75,000 Active 378 DOM
10. 2026-06-08
    days on market $75,000 Active 377 DOM
11. 2026-06-07
    days on market $75,000 Active 376 DOM
12. 2026-06-05
    days on market $75,000 Active 373 DOM
13. 2026-06-03
    days on market $75,000 Active 372 DOM
14. 2026-06-02
    days on market $75,000 Active 371 DOM
15. 2026-06-01
    days on market $75,000 Active 370 DOM
16. 2026-05-31
    days on market $75,000 Active 369 DOM
17. 2026-05-30
    days on market $75,000 Active 368 DOM
18. 2026-04-30
    price $75,000 421-char remark

    Show marketing remark (421 chars)

    Located in a secure gated community, this charming 2-bedroom, 2-bath manufactured home offers comfort, privacy, and excellent outdoor living space. Enjoy year-round outdoor living with a screened porch and a covered patio, perfect for relaxing or entertaining. The large, shaded backyard offers a peaceful retreat with ample space for gardening, play, or pets. Two covered carports offer convenient and protected parking.

19. 2025-11-12
    price $85,000 421-char remark

    Show marketing remark (421 chars)

    Located in a secure gated community, this charming 2-bedroom, 2-bath manufactured home offers comfort, privacy, and excellent outdoor living space. Enjoy year-round outdoor living with a screened porch and a covered patio, perfect for relaxing or entertaining. The large, shaded backyard offers a peaceful retreat with ample space for gardening, play, or pets. Two covered carports offer convenient and protected parking.

20. 2025-08-12
    price $90,000 421-char remark

    Show marketing remark (421 chars)

    Located in a secure gated community, this charming 2-bedroom, 2-bath manufactured home offers comfort, privacy, and excellent outdoor living space. Enjoy year-round outdoor living with a screened porch and a covered patio, perfect for relaxing or entertaining. The large, shaded backyard offers a peaceful retreat with ample space for gardening, play, or pets. Two covered carports offer convenient and protected parking.

21. 2025-05-28
    listed $99,000 Active 421-char remark

    Show marketing remark (421 chars)

    Located in a secure gated community, this charming 2-bedroom, 2-bath manufactured home offers comfort, privacy, and excellent outdoor living space. Enjoy year-round outdoor living with a screened porch and a covered patio, perfect for relaxing or entertaining. The large, shaded backyard offers a peaceful retreat with ample space for gardening, play, or pets. Two covered carports offer convenient and protected parking.

22. 2011-08-16
    soldstatus $60,000
23. 1999-05-19
    soldstatus $60,000

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$150/yr (+$13/mo · 33.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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: $11,961
• − Mortgage interest: −$4,201
• − Property taxes: −$442
• − Insurance: −$1,172
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,182
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $2,622/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: Claiborne County School District
• NCES district ID: 2801020
• Math proficiency: 7% ▼ -22.00%
• Reading proficiency: 13% ▼ -7.00%
• Median HH income: $25,274
• Composite: 7.24/100
• National rank: #9959
• State rank: #119 of 130 in MS

Livability — Port Gibson

• Score: 65/100
• State rank: #121
• US rank: #13508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,094

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 8,631 people
• By 2030: 8,271 · -4.2%
• By 2040: 7,570 · -12.3%
• By 2050: 7,065 · -18.1%
• By 2075: 6,329 · -26.7%
• By 2100: 5,655 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 13% Two or more races 3%
• Common ancestry: Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Solid D (+67.5) · D 83.3% · R 15.8%
• 2008→2024 swing: -4.6pp toward R · 2008: 72.1pp · 2024: 67.5pp
• All cycles: 2024: D+67.5 2020: D+71.2 2016: D+71.4 2012: D+76.5 2008: D+72.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.35%
• Current HPI: 71.3734
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+25.0% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $75,000 VWCBR
• 2025-11-12 Price Changed $85,000 VWCBR
• 2025-08-12 Price Changed $90,000 VWCBR
• 2025-05-28 Listed $99,000 VWCBR
• 2011-08-16 Sold (Public Records) $60,000 Public Records
• 1999-05-19 Sold (Public Records) $60,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $442 · +0.0% YoY. Source: county tax records.