379 Maple St · Florence, MS 39073

$165,000

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 423 Days on market

Built 2021 3.00 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).

• Cash flow +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

Key facts

• Quiet street
• 3 acres
• 3 acre lot

Tags

• 3 ACRES
• IN GROUND SWIMMING POOL
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (30.1% below list).
• Recommended offer: $115k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.6% in Florence — 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 77/100 on livability (#8 in MS, #2,850 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mclaurin Elementary School (math 44% / reading 39%, grade F, #113 of 375 statewide, top 31%, 581 students, 100% FRL); Mclaurin Attendance Center (math 49% / reading 41%, grade D-, #34 of 197 statewide, top 17%, 504 students, 99% FRL) — zoned schools average 99% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 343 units permitted in Rankin 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.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 423 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,351 (30.1% 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 423 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 11.9

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-32,549
• Equity at exit: $24,602

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-36,015
• Equity at exit: $14,266

Cash invested: $46,200 (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 39073

• Home prices YoY: -23.6%
• Active inventory: 114
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-90

Break-even live

Break-even rent $1,268

Max offer price $149,069

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-43	+0% $-90	+5% $-137	+10% $-184
Rent	-10% $-181	-5% $-136	+0% $-90	+5% $-45	+10% $1
Rate	-1.0pp $-7	-0.5pp $-48	base $-90	+0.5pp $-133	+1.0pp $-176

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $165,000 Active 423 DOM
2. 2026-06-18
   days on market $165,000 Active 420 DOM
3. 2026-06-17
   days on market $165,000 Active 419 DOM
4. 2026-06-16
   days on market $165,000 Active 418 DOM
5. 2026-06-15
   days on market $165,000 Active 417 DOM
6. 2026-06-14
   days on market $165,000 Active 415 DOM
7. 2026-06-13
   days on market $165,000 Active 414 DOM
8. 2026-06-10
   days on market $165,000 Active 412 DOM
9. 2026-06-09
   days on market $165,000 Active 411 DOM
10. 2026-06-08
    days on market $165,000 Active 410 DOM
11. 2026-06-07
    days on market $165,000 Active 409 DOM
12. 2026-06-03
    days on market $165,000 Active 405 DOM
13. 2026-06-02
    days on market $165,000 Active 404 DOM
14. 2026-06-01
    days on market $165,000 Active 403 DOM
15. 2026-05-31
    days on market $165,000 Active 402 DOM
16. 2026-05-30
    days on market $165,000 Active 401 DOM
17. 2026-05-04
    status Active 348-char remark

    Show marketing remark (348 chars)

    3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

18. 2026-03-31
    status Pending 348-char remark

    Show marketing remark (348 chars)

    3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

19. 2025-09-16
    price $165,000 348-char remark

    Show marketing remark (348 chars)

    3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

20. 2025-09-06
    status Active 348-char remark

    Show marketing remark (348 chars)

    3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

21. 2025-08-21
    status Pending 348-char remark

    Show marketing remark (348 chars)

    3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

22. 2025-08-18
    status Active 348-char remark

    Show marketing remark (348 chars)

    3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

23. 2025-08-06
    status Pending 348-char remark

    Show marketing remark (348 chars)

    3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

24. 2025-05-22
    price $155,000 348-char remark

    Show marketing remark (348 chars)

    3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

25. 2025-02-20
    listed $162,000 Active 348-char remark

    Show marketing remark (348 chars)

    3Acres and a 3/2 split plan home. This mobile home has plenty to offer. Large 3acre yard, in ground swimming pool, quiet street. Located outside the hustle and bustle of the city. Minutes from shopping, interstates and dining. This home is centrally located to Florence, Pearl, Richland and Brandon. Home inspection and improvements have been made.

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$494/yr (+$41/mo · 61.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,842
• − Mortgage interest: −$9,243
• − Property taxes: −$809
• − Insurance: −$825
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,800
• Taxable loss: −$4,049
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $-110/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: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 of 130 in MS

Livability — Florence

• Score: 77/100
• State rank: #8
• US rank: #2850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,626

Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 16% Hispanic / Latino 4% Native American 2% Two or more races 2%
• Common ancestry: Italian 4% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.07%
• Current HPI: 188.3466
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1.9% since first listed

9 events — show timeline

• 2026-05-04 Relisted — MLSU
• 2026-03-31 Pending — MLSU
• 2025-09-16 Price Changed $165,000 MLSU
• 2025-09-06 Relisted — MLSU
• 2025-08-21 Pending — MLSU
• 2025-08-18 Relisted — MLSU
• 2025-08-06 Pending — MLSU
• 2025-05-22 Price Changed $155,000 MLSU
• 2025-02-20 Listed $162,000 MLSU

Property tax history

+5.6%/yr

Latest (2025): $809 · +132.5% YoY. Source: county tax records.