3525 Shiloh Rd · Mantachie, MS 38855

$194,500

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 4 Days on market

Built 1994 2.00 ac lot

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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).

• Appreciation +9.7/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

All offers must be submitted by the buyer’s agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer’s agent upon consummation of a sale. Offer link to property: http://www. spsreo.com/c=9TDJ Lot size is estimated using TSC Maps. Information is deemed to be reliable, but NOT guaranteed!

Key facts

• Great kitchen
• Renovated
• Split floorplan

Tags

• SPLIT FLOORPLAN
• RENOVATED
• LARGE LIVING ROOM
• GREAT KITCHEN
• ISLAND
• DINING ROOM

Property features AI

Finance

• Other: Directions: From Tupelo, east on I-22 to Auburn Rd, turn left, right on CR 1498 for 6.7 miles to Shiloh Road. Turn left, home on the left on a hill in 0.8 miles.
• Financial info: Annual property tax approximately $1,362.70
• HOA & community: Subdivision: Other

Exterior

• Parking: Information not provided
• Security: Information not provided
• Utilities: Information not provided
• Home design: Single-family residence; Residential property
• Construction: Information not provided
• Exterior features: Property sits on 2 acres

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Information not provided
• Interior features: 6 total rooms
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (33.2% below list).
• Recommended offer: $130k (33.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#111 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D-, amenities F.
• Lee County School District (rural): math 37% / reading 35% proficiency, ranked #51 of 130 in MS (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (9.4% local appreciation)).
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.
• Current owner paid $61k; list at $194k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $130,000 (33.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.57×
• Total profit: $85,538
• Equity at exit: $166,302

10-year hold

• IRR: 18.3%
• Equity multiple: 5.76×
• Total profit: $259,241
• Equity at exit: $349,550

Cash invested: $54,460 (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 38855

• Home prices YoY: 7.4%
• Active inventory: 15
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$1,020
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-188

Break-even live

Break-even rent $1,537

Max offer price $161,363

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-133	+0% $-188	+5% $-243	+10% $-298
Rent	-10% $-290	-5% $-239	+0% $-188	+5% $-136	+10% $-85
Rate	-1.0pp $-90	-0.5pp $-138	base $-188	+0.5pp $-238	+1.0pp $-289

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 County Road 1970 Unit 1970 1 Guntown, MS	3.0	1.5	1469	$1,300	$0.88	44d	1	0.45mi

Listing history 4 events

1. 2026-06-21
   days on market $194,500 Active 4 DOM
2. 2026-06-19
   days on market $194,500 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $194,500 Active 1 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: $1,363 · $114/mo
• Projected year-2 tax: $1,537 · $128/mo
• Expected delta: +$174/yr (+$14/mo · 12.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $15,600
• − Mortgage interest: −$10,895
• − Property taxes: −$1,363
• − Insurance: −$972
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$5,658
• Taxable loss: −$5,784
• Est. tax savings @ 24.0%: +$1,388
• After-tax cash flow: $-863/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: Lee County School District
• NCES district ID: 2802550
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $41,435
• Composite: 30.38/100
• National rank: #6253
• State rank: #51 of 130 in MS

Livability — Mantachie

• Score: 65/100
• State rank: #111
• US rank: #12712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,298
• Population (ZIP): 5,298

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Black 2% Two or more races 1%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.37%
• Current HPI: 136.711
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+209.7% since first listed

4 events — show timeline

• 2026-06-17 Listed $194,500 NEMSBD
• 2016-11-22 Sold (MLS) — NEMSBD
• 2016-11-15 Sold (Public Records) $61,000 Public Records
• 2016-09-01 Listed $62,800 NEMSBD

Property tax history

+11.2%/yr

Latest (2025): $1,363 · +1.3% YoY. Source: county tax records.