208 & 208B Cedar St · Mize, MS 39116

$130,000

6 bd · 4.0 ba · 2,864 sqft · Manufactured · 192 Days on market

Built 2014 Good condition ↓ 5% 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Appreciation +5.2/10.0
• Condition / age +3.8/5.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

A rare Mize gem offering a genuine 2-for-1 opportunity. This exceptional property features two well-maintained residences on a secluded hilltop lot in the heart of Mize, Mississippi. The primary residence is a spacious 16x84 manufactured home offering 3 bedrooms, 2 bathrooms, an added office, a versatile flex room, and the highly desirable addition of a two-car garage with automatic roll-up doors. The second home, a 16x80 guest house, has been completely updated to be move-in ready with 3 bedrooms and 2 bathrooms, plus a one-car carport and a charming covered back patio area. Both homes are privately situated at the top of a high hill, secluded from the street for ultimate privacy, yet conveniently located directly across the street from the Mize town park. This captivating property offers abundant possibilities, from an income-producing investment to ideal multi-generational living arrangements. Call your agent today to take advantage of this unique deal. Properties will be sold 'as is / where is. ' Seller to provide up to $10,000 towards closing costs and prepaids with an acceptable offer

Key facts

• Covered back patio
• Secluded hilltop lot
• Updated guest house

Tags

• SECLUDED HILLTOP LOT
• UPDATED GUEST HOUSE
• COVERED BACK PATIO
• DIRECTLY ACROSS FROM PARK
• INCOME PRODUCING INVESTMENT
• MULTI-GENERATIONAL LIVING

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#305 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• Smith County School District (rural): math 35% / reading 35% proficiency, ranked #55 of 130 in MS (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Raleigh Elementary School (math 23% / reading 39%, grade F, #185 of 375 statewide, top 49%, 587 students, 100% FRL) — zoned schools average 100% FRL vs 58% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($899 loan paydown + $595 appreciation (0.5% local appreciation)).
• Smith County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.30×
• Total profit: $10,822
• Equity at exit: $40,752

10-year hold

• IRR: 10.8%
• Equity multiple: 2.24×
• Total profit: $44,985
• Equity at exit: $51,452

Cash invested: $36,400 (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 39116

• Home prices YoY: 0.5%
• Active inventory: 17
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $185

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 82%

Sensitivity live

Price	-10% $275	-5% $230	+0% $185	+5% $140	+10% $95
Rent	-10% $77	-5% $131	+0% $185	+5% $239	+10% $293
Rate	-1.0pp $250	-0.5pp $218	base $185	+0.5pp $151	+1.0pp $117

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $130,000 Active 192 DOM
2. 2026-06-18
   days on market $130,000 Active 189 DOM
3. 2026-06-17
   days on market $130,000 Active 188 DOM
4. 2026-06-16
   days on market $130,000 Active 187 DOM
5. 2026-06-15
   days on market $130,000 Active 186 DOM
6. 2026-06-14
   days on market $130,000 Active 184 DOM
7. 2026-06-10
   days on market $130,000 Active 181 DOM
8. 2026-06-09
   days on market $130,000 Active 180 DOM
9. 2026-06-08
   days on market $130,000 Active 179 DOM
10. 2026-06-07
    days on market $130,000 Active 178 DOM
11. 2026-06-05
    days on market $130,000 Active 175 DOM
12. 2026-06-03
    days on market $130,000 Active 174 DOM
13. 2026-06-02
    days on market $130,000 Active 173 DOM
14. 2026-06-01
    days on market $130,000 Active 172 DOM
15. 2026-05-31
    days on market $130,000 Active 171 DOM
16. 2026-05-30
    days on market $130,000 Active 170 DOM
17. 2026-01-26
    price $150,000 1108-char remark

    Show marketing remark (1108 chars)

    A rare Mize gem offering a genuine 2-for-1 opportunity. This exceptional property features two well-maintained residences on a secluded hilltop lot in the heart of Mize, Mississippi. The primary residence is a spacious 16x84 manufactured home offering 3 bedrooms, 2 bathrooms, an added office, a versatile flex room, and the highly desirable addition of a two-car garage with automatic roll-up doors. The second home, a 16x80 guest house, has been completely updated to be move-in ready with 3 bedrooms and 2 bathrooms, plus a one-car carport and a charming covered back patio area. Both homes are privately situated at the top of a high hill, secluded from the street for ultimate privacy, yet conveniently located directly across the street from the Mize town park. This captivating property offers abundant possibilities, from an income-producing investment to ideal multi-generational living arrangements. Call your agent today to take advantage of this unique deal. Properties will be sold 'as is / where is. ' Seller to provide up to $10,000 towards closing costs and prepaids with an acceptable offer

18. 2025-12-11
    listed $160,000 Active 1108-char remark

    Show marketing remark (1108 chars)

    A rare Mize gem offering a genuine 2-for-1 opportunity. This exceptional property features two well-maintained residences on a secluded hilltop lot in the heart of Mize, Mississippi. The primary residence is a spacious 16x84 manufactured home offering 3 bedrooms, 2 bathrooms, an added office, a versatile flex room, and the highly desirable addition of a two-car garage with automatic roll-up doors. The second home, a 16x80 guest house, has been completely updated to be move-in ready with 3 bedrooms and 2 bathrooms, plus a one-car carport and a charming covered back patio area. Both homes are privately situated at the top of a high hill, secluded from the street for ultimate privacy, yet conveniently located directly across the street from the Mize town park. This captivating property offers abundant possibilities, from an income-producing investment to ideal multi-generational living arrangements. Call your agent today to take advantage of this unique deal. Properties will be sold 'as is / where is. ' Seller to provide up to $10,000 towards closing costs and prepaids with an acceptable offer

19. 2025-10-13
    price $160,000
20. 2024-12-23
    status Active
21. 2024-12-02
    status Pending
22. 2024-11-22
    price $155,000
23. 2024-11-22
    listed $158,000 Active
24. 2023-04-01
    historical
25. 2023-02-11
    status Active
26. 2022-11-30
    status Pending
27. 2022-07-09
    price $158,000
28. 2022-06-27
    listed $170,000 Active
29. 2022-06-10
    listed $158,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $16,456
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,782
• Taxable income: $159
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,181/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 · 10 photos

Good 75/100 None rehab

This well-maintained mobile home offers a move-in-ready living experience with updated interiors and a private, secluded location.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value
• Both install new outdoor lighting — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑
• Both install new outdoor lighting — enhances curb appeal and adds value ↑

ⓘ 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: Smith County School District
• NCES district ID: 2804020
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $36,791
• Composite: 29.09/100
• National rank: #6597
• State rank: #55 of 130 in MS

Livability — Mize

• Score: 56/100
• State rank: #305
• US rank: #22630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mize, MS
• Population (ZIP): 2,552

Population outlook (Smith County) Hauer SSP2

• Today (2025): 15,231 people
• By 2030: 14,658 · -3.8%
• By 2040: 13,448 · -11.7%
• By 2050: 12,234 · -19.7%
• By 2075: 9,527 · -37.4%
• By 2100: 7,537 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Slovak 3% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 98% English-only · German/W. Germanic 1% Vietnamese 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+60.7) · D 19.4% · R 80.1%
• 2008→2024 swing: -9.0pp toward R · 2008: -51.7pp · 2024: -60.7pp
• All cycles: 2024: R+60.7 2020: R+56.0 2016: R+56.6 2012: R+50.2 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.46%
• Current HPI: 96.3489
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.1% since first listed

13 events — show timeline

• 2026-01-26 Price Changed $150,000 HAAR
• 2025-12-11 Listed $160,000 HAAR
• 2025-10-13 Price Changed $160,000 HAAR
• 2024-12-23 Relisted — HAAR
• 2024-12-02 Pending — HAAR
• 2024-11-22 Price Changed $155,000 HAAR
• 2024-11-22 Listed $158,000 HAAR
• 2023-04-01 Listing Removed — MLSU
• 2023-02-11 Relisted — MLSU
• 2022-11-30 Pending — MLSU
• 2022-07-09 Price Changed $158,000 MLSU
• 2022-06-27 Listed $170,000 MLSU
• 2022-06-10 Listed $158,000 HAAR