1022 Riverview Rd · Sardis, MS 38666

$119,000

3 bd · 1.0 ba · 576 sqft · Manufactured public records · 27 Days on market

Built 1985 8,276 sqft lot ↓ 8% since listing

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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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 bath Mobile home with 3 of the rooms on slab (Bedroom , Den , Laundry ) Home is a fixer upper with garage /workshop could be turned into a living space , has a framed bathroom with toilet , electrical run . Seller had Propane but line to house is not working uses space heaters.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• HOA & community: Community amenities include boating, fishing, lake access, and park

Exterior

• Parking: 2-car garage; Concrete driveway; Garage faces side
• Utilities: Public water (connected); Septic tank; Electricity available and connected; Sewer available and connected
• Home design: Single-family manufactured home; One level; Fixer condition; Living area reported by owner
• Construction: Siding exterior; Conventional foundation; Built year reported by owner
• Exterior features: Asphalt shingle roof; Detached garage structure noted

Interior

• Kitchen: Microwave
• Flooring: Carpet; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Wood stove; Wall/window air conditioning units
• Interior features: Microwave; Water heater; Fireplace in den; Aluminum frame windows
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#235 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D+, schools F, amenities F.
• 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: 24 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 $823 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.19% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.70%
• DSCR: 1.65
• GRM: 7.0

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,232
• Equity at exit: $17,743

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $22,245
• Equity at exit: $10,289

Cash invested: $33,320 (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 38666

• Home prices YoY: -8.3%
• Active inventory: 24
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $283

Break-even live

Break-even rent $1,053

Max offer price $119,000

Occupancy floor 75%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $119,000 Active 27 DOM
2. 2026-06-18
   days on market $119,000 Active 26 DOM
3. 2026-06-17
   days on market $119,000 Active 25 DOM
4. 2026-06-16
   days on market $119,000 Active 24 DOM
5. 2026-06-15
   days on market $119,000 Active 23 DOM
6. 2026-06-14
   days on market $119,000 Active 21 DOM
7. 2026-06-12
   days on market $119,000 Active 20 DOM
8. 2026-06-09
   days on market $119,000 Active 17 DOM
9. 2026-06-08
   days on market $119,000 Active 16 DOM
10. 2026-06-07
    days on market $119,000 Active 15 DOM
11. 2026-06-05
    days on market $119,000 Active 12 DOM
12. 2026-06-03
    days on market $119,000 Active 11 DOM
13. 2026-06-02
    days on market $119,000 Active 10 DOM
14. 2026-06-01
    days on market $119,000 Active 9 DOM
15. 2026-05-31
    days on market $119,000 Active 8 DOM
16. 2026-05-30
    days on market $119,000 Active 7 DOM
17. 2026-05-23
    listed $119,000 Active
18. 2024-12-04
    price $127,000
19. 2024-08-20
    price $126,000
20. 2024-06-26
    price $127,000
21. 2023-12-22
    price $128,000
22. 2023-09-08
    listed $129,500 Active
23. 2023-06-14
    listed $129,900 Active

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$545/yr (+$45/mo · 138.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone A · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,933
• − Mortgage interest: −$6,666
• − Property taxes: −$395
• − Insurance: −$2,098
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,462
• Taxable income: $1,603
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $3,011/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 — Sardis

• Score: 59/100
• State rank: #235
• US rank: #19654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,258

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: Majority Black (54%)
• Race & ethnicity: Black 54% White 42% Two or more races 4%
• Common ancestry: Lithuanian 3% Serbian 1% Iranian 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -17.45%
• Current HPI: 192.5985
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.4% since first listed

7 events — show timeline

• 2026-05-23 Listed $119,000 MLSU
• 2024-12-04 Price Changed $127,000 NCMBR
• 2024-08-20 Price Changed $126,000 NCMBR
• 2024-06-26 Price Changed $127,000 NCMBR
• 2023-12-22 Price Changed $128,000 NCMBR
• 2023-09-08 Listed $129,500 NCMBR
• 2023-06-14 Listed $129,900 NCMBR

Property tax history

+10.7%/yr

Latest (2020): $395 · +5.1% YoY. Source: county tax records.