918 Spring Hill Rd · Poplarville, MS 39470

$179,700

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 199 Days on market

Built 2010 3.01 ac lot $107/sqft · 13% below area Est $206k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +11.6/30.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

Key facts

• Covered patios
• Metal roof
• Secluded home site

Tags

• SPACIOUS 3.01 ACRE LOT
• TWO GATED ENTRANCES
• SECLUDED HOME SITE
• FULLY FENCED YARD
• COVERED PATIOS
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-56 ($-668/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (28.5% below list).
• Recommended offer: $129k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.8% in Poplarville — 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 72/100 on livability (#27 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Poplarville Separate School District (rural): math 33% / reading 39% proficiency, ranked #52 of 130 in MS (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Poplarville Lower Elementary School (476 students, 99% FRL); Middle School of Poplarville (math 43% / reading 38%, grade F, #60 of 179 statewide, top 37%, 448 students, 99% FRL); Poplarville Jr Sr High School (math 47% / reading 42%, grade F, #36 of 197 statewide, top 19%, 556 students, 100% FRL) — zoned schools average 99% FRL vs 63% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 190 active listings in the ZIP; 326 units permitted in Pearl River County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; 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 $128,560 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.72% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

• ARV (median comp): $206,362
• List price: $179,700
• Delta: -12.92%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-32,752
• Equity at exit: $26,794

10-year hold

• IRR: -11.1%
• Equity multiple: 0.34×
• Total profit: $-33,436
• Equity at exit: $15,537

Cash invested: $50,316 (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 39470

• Home prices YoY: -18.1%
• Active inventory: 190
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$942
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-56

Break-even live

Break-even rent $1,356

Max offer price $169,859

Occupancy floor 99%

Sensitivity live

Price	-10% $46	-5% $-5	+0% $-56	+5% $-107	+10% $-157
Rent	-10% $-157	-5% $-106	+0% $-56	+5% $-5	+10% $46
Rate	-1.0pp $35	-0.5pp $-10	base $-56	+0.5pp $-102	+1.0pp $-150

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: $44,925
• Closing costs: $5,391
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-12
   statusdays on market $179,700 Pending 199 DOM
2. 2026-06-09
   days on market $179,700 Active 197 DOM
3. 2026-06-08
   days on market $179,700 Active 196 DOM
4. 2026-06-07
   days on market $179,700 Active 195 DOM
5. 2026-06-07
   days on market $179,700 Active 194 DOM
6. 2026-06-04
   days on market $179,700 Active 191 DOM
7. 2026-06-03
   days on market $179,700 Active 190 DOM
8. 2026-06-01
   days on market $179,700 Active 189 DOM
9. 2026-05-31
   days on market $179,700 Active 188 DOM
10. 2026-04-25
    price $179,700 801-char remark

    Show marketing remark (801 chars)

    Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

11. 2026-04-24
    price $179,700 801-char remark

    Show marketing remark (801 chars)

    Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

12. 2026-04-24
    price $179,700

    Show marketing remark (801 chars)

    Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

13. 2026-02-09
    price $187,000 801-char remark

    Show marketing remark (801 chars)

    Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

14. 2026-02-09
    price $187,000 801-char remark

    Show marketing remark (801 chars)

    Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

15. 2026-02-09
    price $187,000

    Show marketing remark (801 chars)

    Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

16. 2025-11-24
    price $192,500

    Show marketing remark (801 chars)

    Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

17. 2025-11-24
    listed $192,500 Active 801-char remark

    Show marketing remark (801 chars)

    Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

18. 2025-11-24
    listed $192,500 Active 801-char remark

    Show marketing remark (801 chars)

    Discover your peaceful country retreat, conveniently located just minutes from town, Pearl River Community College, and shopping. This home features three bedrooms, each with walk-in closets, and two bathrooms. The split layout offers beautiful views overlooking the pond, all set on a spacious 3.01-acre lot where you can fish right from your back patio. The property has two gated entrances, making access easy and secure. It's close to the college, Main Street, grocery stores, and restaurants. There is a secluded home site located at the back of the property, along with two storage containers and a fully fenced yard. Enjoy the outdoors on the covered patios at both the front and back of the house. Additionally, the home is topped with a metal roof, and the septic tank is only five years old.

19. 2025-10-15
    listed $197,000 Active
20. 2023-02-23
    soldstatus
21. 2021-05-20
    soldstatus
22. 2021-03-24
    soldstatus
23. 2021-03-23
    listed $115,000
24. 2021-03-23
    listed $115,000

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$770/yr (+$64/mo · 118.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,427
• − Mortgage interest: −$10,066
• − Property taxes: −$649
• − Insurance: −$898
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$5,228
• Taxable loss: −$3,882
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $263/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: Poplarville Separate School District
• NCES district ID: 2803720
• Math proficiency: 33% ▼ -12.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $38,882
• Composite: 30.1/100
• National rank: #6339
• State rank: #52 of 130 in MS

Livability — Poplarville

• Score: 72/100
• State rank: #27
• US rank: #6434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,872

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.36%
• Current HPI: 210.4161
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+56.3% since first listed

15 events — show timeline

• 2026-04-25 Price Changed $179,700 AcadianaMLS
• 2026-04-24 Price Changed $179,700 GSREIN
• 2026-04-24 Price Changed $179,700 MLSU
• 2026-02-09 Price Changed $187,000 AcadianaMLS
• 2026-02-09 Price Changed $187,000 GSREIN
• 2026-02-09 Price Changed $187,000 MLSU
• 2025-11-24 Price Changed $192,500 MLSU
• 2025-11-24 Listed $192,500 GSREIN
• 2025-11-24 Listed $192,500 AcadianaMLS
• 2025-10-15 Listed $197,000 MLSU
• 2023-02-23 Sold (MLS) — HAAR
• 2021-05-20 Sold (MLS) — MLSU
• 2021-03-24 Sold (Public Records) — Public Records
• 2021-03-23 Listed $115,000 HAAR
• 2021-03-23 Listed $115,000 MLSU

Property tax history

-7.0%/yr

Latest (2024): $649 · -30.4% YoY. Source: county tax records.