29323 Deschamp Rd · Kiln, MS 39571

$95,000

4 bd · 2.0 ba · 1,792 sqft · SingleFamily · 230 Days on market

Built 1998 Poor condition 1.20 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
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* This property is occupied; buyer will be responsible for obtaining possession after closing. Do not disturb occupants or trespass.* Mobile home on 1.2 acre parcel, fenced yard and side gravel parking. rear of parcel is wooded.

Key facts

• Fenced yard
• Side gravel parking
• Wooded

Tags

• 1.2 ACRE PARCEL
• FENCED YARD
• SIDE GRAVEL PARKING
• WOODED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.0% in Kiln — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#69 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, amenities F, commute F.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 481 active listings in the ZIP; 2,194 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.44%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 2.09×
• Total profit: $29,024
• Equity at exit: $14,165

10-year hold

• IRR: 34.0%
• Equity multiple: 4.10×
• Total profit: $82,541
• Equity at exit: $8,214

Cash invested: $26,600 (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 39571

• Active inventory: 481
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $697

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 54%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 230 DOM
2. 2026-06-17
   days on market $95,000 Active 229 DOM
3. 2026-06-16
   days on market $95,000 Active 228 DOM
4. 2026-06-15
   days on market $95,000 Active 227 DOM
5. 2026-06-14
   days on market $95,000 Active 225 DOM
6. 2026-06-13
   days on market $95,000 Active 224 DOM
7. 2026-06-10
   days on market $95,000 Active 222 DOM
8. 2026-06-09
   days on market $95,000 Active 221 DOM
9. 2026-06-08
   days on market $95,000 Active 220 DOM
10. 2026-06-07
    days on market $95,000 Active 219 DOM
11. 2026-06-02
    days on market $95,000 Active 214 DOM
12. 2026-06-01
    days on market $95,000 Active 213 DOM
13. 2026-05-31
    days on market $95,000 Active 212 DOM
14. 2026-05-30
    days on market $95,000 Active 211 DOM
15. 2026-04-02
    status Active 230-char remark

    Show marketing remark (230 chars)

    * This property is occupied; buyer will be responsible for obtaining possession after closing. Do not disturb occupants or trespass.* Mobile home on 1.2 acre parcel, fenced yard and side gravel parking. rear of parcel is wooded.

16. 2026-03-31
    historical 230-char remark

    Show marketing remark (230 chars)

    * This property is occupied; buyer will be responsible for obtaining possession after closing. Do not disturb occupants or trespass.* Mobile home on 1.2 acre parcel, fenced yard and side gravel parking. rear of parcel is wooded.

17. 2025-10-28
    listed $95,000 Active 230-char remark

    Show marketing remark (230 chars)

    * This property is occupied; buyer will be responsible for obtaining possession after closing. Do not disturb occupants or trespass.* Mobile home on 1.2 acre parcel, fenced yard and side gravel parking. rear of parcel is wooded.

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

Taxation est. · year 1

• Rental income: $20,560
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$2,764
• Taxable income: $7,285
• Est. tax owed @ 24.0%: −$1,748
• After-tax cash flow: $6,616/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and maintenance, including painting, landscaping, and roof replacement. Significant improvements can be made to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Aged appearance
• Major paint — Needs fresh paint
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics
• Both landscaping and yard maintenance — A well-maintained yard can increase both resale and rental value
• Both repair and replace the roof — A new roof can significantly increase the home's value and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
paint · Needs fresh paint	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both landscaping and yard maintenance — A well-maintained yard can increase both resale and rental value ↑
• Both repair and replace the roof — A new roof can significantly increase the home's value and reduce maintenance costs ↑

ⓘ 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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 of 130 in MS

Livability — Kiln

• Score: 68/100
• State rank: #69
• US rank: #9853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,583
• Population (ZIP): 13,942

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 17% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 0%

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.22%
• Current HPI: 183.8701
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-04-02 Relisted — MLSU
• 2026-03-31 Listing Removed — MLSU
• 2025-10-28 Listed $95,000 MLSU