352 Coles Point Rd · Oxford, MS 38606

$99,900

2 bd · 1.0 ba · 1,020 sqft · Other · 184 Days on market

Built 1972 0.45 ac lot ↓ 13% since listing

---

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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +4.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2BR/1BA shabby-chic mobile home just steps from Sardis Lake with easy access at Pat's Bluff. Enjoy a large deck plus a screened-in heated/cooled back porch. Partially furnished and move-in ready! Perfect for a weekend getaway or an Airbnb investment. Great opportunity near the water!

Key facts

• Partially furnished
• Spacious front deck
• Affordable lake home

Tags

• SPACIOUS FRONT DECK
• SCREENED-IN BACK PORCH
• PARTIALLY FURNISHED
• AFFORDABLE LAKE HOME
• GREAT AIRBNB OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.8% in Oxford — 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 87/100 on livability (#1 in MS, #285 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• South Panola School District (town): math 31% / reading 32% proficiency, ranked #65 of 130 in MS (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 121 active listings in the ZIP; 10 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Panola County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.14% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 7.3

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,008
• Equity at exit: $14,895

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $27,227
• Equity at exit: $8,638

Cash invested: $27,972 (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 38606

• Active inventory: 121
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $302

Break-even live

Break-even rent $756

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $99,900 Active 184 DOM
2. 2026-06-18
   days on market $99,900 Active 183 DOM
3. 2026-06-17
   days on market $99,900 Active 182 DOM
4. 2026-06-16
   days on market $99,900 Active 181 DOM
5. 2026-06-15
   days on market $99,900 Active 180 DOM
6. 2026-06-14
   days on market $99,900 Active 178 DOM
7. 2026-06-12
   days on market $99,900 Active 177 DOM
8. 2026-06-09
   days on market $99,900 Active 174 DOM
9. 2026-06-08
   days on market $99,900 Active 173 DOM
10. 2026-06-07
    days on market $99,900 Active 172 DOM
11. 2026-06-05
    days on market $99,900 Active 169 DOM
12. 2026-06-03
    days on market $99,900 Active 168 DOM
13. 2026-06-02
    days on market $99,900 Active 167 DOM
14. 2026-06-01
    days on market $99,900 Active 166 DOM
15. 2026-05-31
    days on market $99,900 Active 165 DOM
16. 2026-05-30
    days on market $99,900 Active 164 DOM
17. 2026-05-05
    price $99,900 293-char remark

    Show marketing remark (574 chars)

    Escape to this adorable 2BR/1BA shabby-chic mobile home just a short walk from beautiful Sardis Lake with convenient access at Pat's Bluff. Enjoy outdoor living with a spacious front deck and a screened-in back porch that's heated and cooled—ideal for relaxing year-round. Home comes partially furnished and has been decorated with charming, cozy touches throughout. Whether you're looking for a peaceful weekend retreat, an affordable lake home, or a great Airbnb opportunity, this property checks all the boxes. Endless possibilities just steps from the water!

18. 2026-05-05
    price $99,900 574-char remark

    Show marketing remark (574 chars)

    Escape to this adorable 2BR/1BA shabby-chic mobile home just a short walk from beautiful Sardis Lake with convenient access at Pat's Bluff. Enjoy outdoor living with a spacious front deck and a screened-in back porch that's heated and cooled—ideal for relaxing year-round. Home comes partially furnished and has been decorated with charming, cozy touches throughout. Whether you're looking for a peaceful weekend retreat, an affordable lake home, or a great Airbnb opportunity, this property checks all the boxes. Endless possibilities just steps from the water!

19. 2026-02-11
    status Active 574-char remark

    Show marketing remark (293 chars)

    Charming 2BR/1BA shabby-chic mobile home just steps from Sardis Lake with easy access at Pat's Bluff. Enjoy a large deck plus a screened-in heated/cooled back porch. Partially furnished and move-in ready! Perfect for a weekend getaway or an Airbnb investment. Great opportunity near the water!

20. 2026-02-11
    status Active 293-char remark

    Show marketing remark (293 chars)

    Charming 2BR/1BA shabby-chic mobile home just steps from Sardis Lake with easy access at Pat's Bluff. Enjoy a large deck plus a screened-in heated/cooled back porch. Partially furnished and move-in ready! Perfect for a weekend getaway or an Airbnb investment. Great opportunity near the water!

21. 2026-02-04
    status Pending 293-char remark

    Show marketing remark (574 chars)

    Escape to this adorable 2BR/1BA shabby-chic mobile home just a short walk from beautiful Sardis Lake with convenient access at Pat's Bluff. Enjoy outdoor living with a spacious front deck and a screened-in back porch that's heated and cooled—ideal for relaxing year-round. Home comes partially furnished and has been decorated with charming, cozy touches throughout. Whether you're looking for a peaceful weekend retreat, an affordable lake home, or a great Airbnb opportunity, this property checks all the boxes. Endless possibilities just steps from the water!

22. 2026-02-04
    status Pending 574-char remark

    Show marketing remark (574 chars)

    Escape to this adorable 2BR/1BA shabby-chic mobile home just a short walk from beautiful Sardis Lake with convenient access at Pat's Bluff. Enjoy outdoor living with a spacious front deck and a screened-in back porch that's heated and cooled—ideal for relaxing year-round. Home comes partially furnished and has been decorated with charming, cozy touches throughout. Whether you're looking for a peaceful weekend retreat, an affordable lake home, or a great Airbnb opportunity, this property checks all the boxes. Endless possibilities just steps from the water!

23. 2025-12-10
    listed $115,000 Active 293-char remark

    Show marketing remark (574 chars)

    Escape to this adorable 2BR/1BA shabby-chic mobile home just a short walk from beautiful Sardis Lake with convenient access at Pat's Bluff. Enjoy outdoor living with a spacious front deck and a screened-in back porch that's heated and cooled—ideal for relaxing year-round. Home comes partially furnished and has been decorated with charming, cozy touches throughout. Whether you're looking for a peaceful weekend retreat, an affordable lake home, or a great Airbnb opportunity, this property checks all the boxes. Endless possibilities just steps from the water!

24. 2025-12-10
    listed $115,000 Active 574-char remark

    Show marketing remark (574 chars)

    Escape to this adorable 2BR/1BA shabby-chic mobile home just a short walk from beautiful Sardis Lake with convenient access at Pat's Bluff. Enjoy outdoor living with a spacious front deck and a screened-in back porch that's heated and cooled—ideal for relaxing year-round. Home comes partially furnished and has been decorated with charming, cozy touches throughout. Whether you're looking for a peaceful weekend retreat, an affordable lake home, or a great Airbnb opportunity, this property checks all the boxes. Endless possibilities just steps from the water!

ⓘ 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: $378 · $32/mo
• Projected year-2 tax: $789 · $66/mo
• Expected delta: +$411/yr (+$34/mo · 108.6%)

ⓘ 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 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,657
• − Mortgage interest: −$5,596
• − Property taxes: −$378
• − Insurance: −$500
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,906
• Taxable income: $2,092
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,122/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: South Panola School District
• NCES district ID: 2804050
• Math proficiency: 31% ▼ -22.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $37,663
• Composite: 26.27/100
• National rank: #7250
• State rank: #65 of 130 in MS

Livability — Oxford

• Score: 87/100
• State rank: #1
• US rank: #285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 46,156
• Population (ZIP): 14,970

Population outlook (Panola County) Hauer SSP2

• Today (2025): 32,645 people
• By 2030: 31,477 · -3.6%
• By 2040: 28,894 · -11.5%
• By 2050: 26,108 · -20.0%
• By 2075: 19,292 · -40.9%
• By 2100: 12,787 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 48% Black 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Panola

• 2024 margin: R (+14.8) · D 42.0% · R 56.9% · Other 1.1%
• 2008→2024 swing: -21.4pp toward R · 2008: 6.5pp · 2024: -14.8pp
• All cycles: 2024: R+14.8 2020: R+4.2 2016: R+0.5 2012: D+8.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.06%
• Current HPI: 170.9606
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.1% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $99,900 NCMBR
• 2026-05-05 Price Changed $99,900 MLSU
• 2026-02-11 Relisted — MLSU
• 2026-02-11 Relisted — NCMBR
• 2026-02-04 Pending — NCMBR
• 2026-02-04 Pending — MLSU
• 2025-12-10 Listed $115,000 NCMBR
• 2025-12-10 Listed $115,000 MLSU

Property tax history

+6.1%/yr

Latest (2025): $378 · +41.6% YoY. Source: county tax records.