23349 Ramsey Ln · Saucier, MS 39574

$147,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 3 Days on market

Built 2014 3.10 ac lot Est $218k · 32% under

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Why this score? — see what drove the B 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great lot with 3.5 acres that is ready for your new home site. At one time there may have been a manufactured home.

Key facts

• Covered front porch
• Split floor plan
• Storage shed

Tags

• 3.1 ACRES
• SPLIT FLOOR PLAN
• COVERED FRONT PORCH
• COVERED BACK PORCH
• PARTIALLY FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Approximately 3.1 acres; Front yard, wooded lot features

Exterior

• Parking: Gravel parking
• Utilities: Septic tank; Community water; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (manufactured house); One level; Move-in ready; Estimated living area
• Construction: Siding exterior; Raised foundation; Shingle roof; Built by builder
• Exterior features: Front porch; Rear porch; Private yard; Partial backyard fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air (electric)
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Cap rate 10.6% vs local median 4.4% in Saucier — 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 66/100 on livability (#91 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Harrison County School District (rural): math 52% / reading 46% proficiency, ranked #14 of 130 in MS (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Saucier Elementary School (math 65% / reading 54%, grade B-, #27 of 375 statewide, top 8%, 387 students, 99% FRL); Harrison Central High School (math 38% / reading 38%, grade F, #58 of 197 statewide, top 29%, 1,486 students, 100% FRL) — zoned schools average 100% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 126 active listings in the ZIP; 2,194 units permitted in Harrison 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 $4k of value loss. Plan a longer hold.
• Harrison County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $147,000

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. 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.
3. 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.
4. 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: 1.20% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $217,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19685 Amberwood Dr	0.65mi	3/2.0	1,355 (+6%)	12mo	$230,000	$170	50
23273 Autumn Hills Dr	0.60mi	3/2.0	1,350 (+6%)	22mo	$219,900	$163	44

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $9,762
• Equity at exit: $21,918

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $51,567
• Equity at exit: $12,710

Cash invested: $41,160 (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 39574

• Home prices YoY: -23.8%
• Active inventory: 126
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $528

Break-even live

Break-even rent $1,100

Max offer price $147,000

Occupancy floor 65%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-14
   statusdays on market $147,000 Pending 3 DOM
2. 2026-06-13
   remarks 699-char remark
3. 2026-06-13
   listed $147,000 Active 2 DOM

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$718/yr (+$60/mo · 161.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $21,226
• − Mortgage interest: −$8,234
• − Property taxes: −$444
• − Insurance: −$735
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$4,276
• Taxable income: $4,140
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $5,346/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: Harrison County School District
• NCES district ID: 2801770
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $46,504
• Composite: 41.66/100
• National rank: #3419
• State rank: #14 of 130 in MS

Livability — Saucier

• Score: 66/100
• State rank: #91
• US rank: #11386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saucier, MS
• Population (ZIP): 13,830

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 228,444 people
• By 2030: 241,942 · +5.9%
• By 2040: 267,531 · +17.1%
• By 2050: 291,062 · +27.4%
• By 2075: 346,711 · +51.8%
• By 2100: 378,165 · +65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 4%
• Common ancestry: Lithuanian 10% Italian 5% Romanian 2%
• Foreign-born: 0%

Political lean MEDSL · Harrison

• 2024 margin: Strong R (+28.9) · D 35.0% · R 63.9% · Other 1.1%
• 2008→2024 swing: -2.9pp toward R · 2008: -26.0pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+25.2 2016: R+30.7 2012: R+26.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.24%
• Current HPI: 206.218
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+321.2% since first listed

3 events — show timeline

• 2026-06-10 Listed $147,000 MLSU
• 2021-10-18 Sold (MLS) — MLSU
• 2021-08-13 Listed $34,900 MLSU

Property tax history

+10.6%/yr

Latest (2025): $444 · +10.6% YoY. Source: county tax records.