11604 Fox Ridge Dr · Latimer, MS 39565

$212,500

3 bd · 2.0 ba · 1,980 sqft · Manufactured public records · 4 Days on market

Built 2006 2.12 ac lot $107/sqft · at area comps Est $205k · at est.

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +5.8/15.0
• DSCR +4.8/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on 2 beautiful acres, this completely remodeled home offers the freedom of country living with endless possibilities and no restrictive HOA limitations. Whether you need space for animals, hobbies, equipment, entertaining, or simply enjoying the outdoors, this property is ready for it all. BONUS: Seller willing to offer $10k in buyer closing cost with acceptable offer. Inside, you'll find modern updates throughout including new LVT flooring, new HVAC and ductwork, updated lighting fixtures, interior and exterior doors, hardware, and so much more. The fully renovated kitchen is designed to impress with gorgeous QUARTZ countertops, all-new stainless appliances including refrigerator,

Key facts

• Huge prep island
• 2 beautiful acres
• 2.12 acre lot

Tags

• 2 BEAUTIFUL ACRES
• NO RESTRICTIVE HOA LIMITATIONS
• FULLY RENOVATED KITCHEN
• GORGEOUS QUARTZ COUNTERTOPS
• ALL NEW STAINLESS APPLIANCES
• HUGE PREP ISLAND

Property features AI

Exterior

• Parking: Driveway (gravel)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured house (mobile home); One story; Move-in ready
• Construction: Siding exterior; Metal roof
• Exterior features: Deck; Private yard; Fenced yard with chain link and wood fencing; Few trees; See remarks

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Ceiling fans; Crown molding; Double vanity; Kitchen island; Pantry; Walk-in closets; French doors
• Laundry & utility: Main-level laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $212k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (20.0% below list).
• Recommended offer: $170k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Latimer — 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 65/100 on livability (#120 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: St Martin East Elementary School (math 67% / reading 57%, grade B, #18 of 375 statewide, top 5%, 685 students, 100% FRL); St. Martin Middle School (math 44% / reading 39%, grade F, #53 of 179 statewide, top 30%, 995 students, 100% FRL); St Martin High School (math 65% / reading 49%, grade C, #8 of 197 statewide, top 4%, 1,283 students, 100% FRL) — zoned schools average 100% FRL vs 50% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 195 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,957 (20.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (median comp): $204,856
• List price: $212,500
• Delta: 3.73%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13312 Foxrun Dr	0.47mi	3/2.0	1,792 (-10%)	1mo	$200,000	$112	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-29,119
• Equity at exit: $31,684

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-18,800
• Equity at exit: $18,373

Cash invested: $59,500 (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 39565

• Home prices YoY: -28.8%
• Active inventory: 195
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$1,114
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $85

Break-even live

Break-even rent $1,592

Max offer price $212,500

Occupancy floor 90%

Sensitivity live

Price	-10% $205	-5% $145	+0% $85	+5% $25	+10% $-35
Rent	-10% $-49	-5% $18	+0% $85	+5% $152	+10% $219
Rate	-1.0pp $192	-0.5pp $139	base $85	+0.5pp $30	+1.0pp $-26

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending 1628-char remark
2. 2026-05-14
   listed $212,500 Active 1628-char remark
3. 2025-12-29
   soldstatus

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $1,679 · $140/mo
• Expected delta: +$1,023/yr (+$85/mo · 155.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $20,395
• − Mortgage interest: −$11,903
• − Property taxes: −$656
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$6,182
• Taxable loss: −$2,672
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $1,662/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Latimer

• Score: 65/100
• State rank: #120
• US rank: #13490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,692

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 1% Subsaharan African 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.68%
• Current HPI: 187.1025
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-18 Pending — MLSU
• 2026-05-14 Listed $212,500 MLSU
• 2025-12-29 Sold (Public Records) — Public Records

Property tax history

-3.0%/yr

Latest (2025): $656 · -1.4% YoY. Source: county tax records.