186 County Road 989 Lot 3 · Iuka, MS 38852

$79,000

3 bd · 2.0 ba · 980 sqft · SingleFamily public records · 24 Days on market

Built 1992 0.60 ac lot

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors!!! This 1992 16x80 mobile home is located on (+/-) 0.60 acres and is 10 minutes from JP Coleman State Park. It features a large back deck and has a lot of storage in a bonus space below! It is being sold as is where is and all contents stay.

Key facts

• Large back deck
• Bonus space
• 0.6 acre lot

Tags

• LARGE BACK DECK
• BONUS SPACE

Property features AI

Finance

• Financial info: Annual property tax about $300

Exterior

• Home design: Singlewide mobile home; One story
• Exterior features: Lot approximately 0.6 acres; Lot dimensions: 540 x 540 x 760

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#150 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools D, amenities F, commute F.
• Tishomingo County Sp Mun School District (rural): math 37% / reading 39% proficiency, ranked #49 of 130 in MS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 200 active listings in the ZIP; 1 units permitted in Tishomingo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tishomingo County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (1.5% 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 D-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. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 7.6

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-3,847
• Equity at exit: $11,779

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $8,218
• Equity at exit: $6,830

Cash invested: $22,120 (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 38852

• Home prices YoY: -18.5%
• Active inventory: 200
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $140

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 79%

Sensitivity live

Price	-10% $195	-5% $168	+0% $140	+5% $113	+10% $86
Rent	-10% $72	-5% $106	+0% $140	+5% $175	+10% $209
Rate	-1.0pp $180	-0.5pp $160	base $140	+0.5pp $120	+1.0pp $99

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $79,000 Active 24 DOM
2. 2026-06-18
   days on market $79,000 Active 22 DOM
3. 2026-06-17
   days on market $79,000 Active 21 DOM
4. 2026-06-16
   days on market $79,000 Active 20 DOM
5. 2026-06-15
   days on market $79,000 Active 19 DOM
6. 2026-06-13
   days on market $79,000 Active 17 DOM
7. 2026-06-12
   days on market $79,000 Active 16 DOM
8. 2026-06-09
   days on market $79,000 Active 13 DOM
9. 2026-06-08
   days on market $79,000 Active 12 DOM
10. 2026-06-07
    days on market $79,000 Active 11 DOM
11. 2026-06-07
    days on market $79,000 Active 10 DOM
12. 2026-06-04
    days on market $79,000 Active 7 DOM
13. 2026-06-02
    days on market $79,000 Active 6 DOM
14. 2026-06-01
    days on market $79,000 Active 5 DOM
15. 2026-05-31
    days on market $79,000 Active 4 DOM
16. 2026-05-27
    listed $79,000 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $10,425
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$2,298
• Taxable income: $454
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $1,576/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: Tishomingo County Sp Mun School District
• NCES district ID: 2804260
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $33,342
• Composite: 31.24/100
• National rank: #6032
• State rank: #49 of 130 in MS

Livability — Iuka

• Score: 63/100
• State rank: #150
• US rank: #15205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,719

Population outlook (Tishomingo County) Hauer SSP2

• Today (2025): 19,535 people
• By 2030: 19,442 · -0.5%
• By 2040: 19,099 · -2.2%
• By 2050: 18,422 · -5.7%
• By 2075: 16,784 · -14.1%
• By 2100: 13,791 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Black 1% Native American 1%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tishomingo

• 2024 margin: Solid R (+78.9) · D 10.2% · R 89.1%
• 2008→2024 swing: -28.0pp toward R · 2008: -50.9pp · 2024: -78.9pp
• All cycles: 2024: R+78.9 2020: R+75.2 2016: R+73.7 2012: R+56.6 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.86%
• Current HPI: 189.0227
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-27 Listed $79,000 NEMSBD