146 Lady Marian Rd · Robinhood, MS 39042

$19,900

3 bd · 1.0 ba · 1,440 sqft · Manufactured public records · 293 Days on market

Built 1981 10,018 sqft lot $14/sqft · 86% below area ↓ 38% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable living in a quiet Brandon location! This mobile home at 146 Lady Marian Rd offers a spacious layout with potential for updates and customization. Nestled on a generously sized lot, the property provides privacy, convenience, and easy access to local amenities, making it an excellent option for investors or homeowners seeking value and comfort in Rankin County.

Key facts

• Generously sized lot
• Spacious layout
• 0.23 acre lot

Tags

• SPACIOUS LAYOUT
• GENEROUSLY SIZED LOT
• EASY ACCESS TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#182 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: Rents rising fast (+7.1%/yr); 302 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $138 of loan paydown is wiped out by about $597 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.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 8.71% ✓
• Cap rate: 81.40%
• Cash-on-cash: 268.22%
• DSCR: 12.93
• GRM: 1.0

CMA / ARV

• ARV (median comp): $138,282
• List price: $19,900
• Delta: -85.61%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Sunset St	0.18mi	3/2.0	1,400 (-3%)	16mo	$125,000	$89	70
306 Courtney Cir	0.63mi	3/2.0	1,344 (-7%)	9mo	$35,000	$26	48

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 · 7.13% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 16.01×
• Total profit: $83,614
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 38.42×
• Total profit: $208,527
• Equity at exit: $1,721

Cash invested: $5,572 (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 39042

• Home prices YoY: -34.3%
• Rents YoY: 7.1%
• Active inventory: 302
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$11 /mo · $126/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,245

Break-even live

Break-even rent $156

Max offer price $19,900

Occupancy floor 23%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 King Richard Rd Brandon, MS	3.0	2.0	1152	$1,125	$0.98	14d	1	0.11mi
610 Diamond Way Brandon, MS	3.0	2.0	1810	$2,595	$1.43	44d	1	1.09mi

Listing history 23 events

1. 2026-06-18
   days on market $19,900 Active 293 DOM
2. 2026-06-17
   days on market $19,900 Active 292 DOM
3. 2026-06-16
   days on market $19,900 Active 291 DOM
4. 2026-06-15
   days on market $19,900 Active 290 DOM
5. 2026-06-14
   days on market $19,900 Active 288 DOM
6. 2026-06-13
   days on market $19,900 Active 287 DOM
7. 2026-06-10
   days on market $19,900 Active 285 DOM
8. 2026-06-09
   days on market $19,900 Active 284 DOM
9. 2026-06-08
   days on market $19,900 Active 283 DOM
10. 2026-06-07
    days on market $19,900 Active 282 DOM
11. 2026-06-03
    days on market $19,900 Active 278 DOM
12. 2026-06-02
    days on market $19,900 Active 277 DOM
13. 2026-06-01
    pricedays on market $19,900 Active 276 DOM
14. 2026-05-31
    days on market $24,900 Active 275 DOM
15. 2026-05-30
    days on market $24,900 Active 274 DOM
16. 2026-05-05
    price $24,900 373-char remark

    Show marketing remark (373 chars)

    Affordable living in a quiet Brandon location! This mobile home at 146 Lady Marian Rd offers a spacious layout with potential for updates and customization. Nestled on a generously sized lot, the property provides privacy, convenience, and easy access to local amenities, making it an excellent option for investors or homeowners seeking value and comfort in Rankin County.

17. 2026-04-07
    price $29,900 373-char remark

    Show marketing remark (373 chars)

    Affordable living in a quiet Brandon location! This mobile home at 146 Lady Marian Rd offers a spacious layout with potential for updates and customization. Nestled on a generously sized lot, the property provides privacy, convenience, and easy access to local amenities, making it an excellent option for investors or homeowners seeking value and comfort in Rankin County.

18. 2026-03-26
    status Active 373-char remark

    Show marketing remark (373 chars)

    Affordable living in a quiet Brandon location! This mobile home at 146 Lady Marian Rd offers a spacious layout with potential for updates and customization. Nestled on a generously sized lot, the property provides privacy, convenience, and easy access to local amenities, making it an excellent option for investors or homeowners seeking value and comfort in Rankin County.

19. 2026-03-04
    price $34,900 373-char remark

    Show marketing remark (373 chars)

    Affordable living in a quiet Brandon location! This mobile home at 146 Lady Marian Rd offers a spacious layout with potential for updates and customization. Nestled on a generously sized lot, the property provides privacy, convenience, and easy access to local amenities, making it an excellent option for investors or homeowners seeking value and comfort in Rankin County.

20. 2026-02-18
    status Active 373-char remark

    Show marketing remark (373 chars)

    Affordable living in a quiet Brandon location! This mobile home at 146 Lady Marian Rd offers a spacious layout with potential for updates and customization. Nestled on a generously sized lot, the property provides privacy, convenience, and easy access to local amenities, making it an excellent option for investors or homeowners seeking value and comfort in Rankin County.

21. 2026-01-15
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Affordable living in a quiet Brandon location! This mobile home at 146 Lady Marian Rd offers a spacious layout with potential for updates and customization. Nestled on a generously sized lot, the property provides privacy, convenience, and easy access to local amenities, making it an excellent option for investors or homeowners seeking value and comfort in Rankin County.

22. 2026-01-15
    historical 373-char remark

    Show marketing remark (373 chars)

    Affordable living in a quiet Brandon location! This mobile home at 146 Lady Marian Rd offers a spacious layout with potential for updates and customization. Nestled on a generously sized lot, the property provides privacy, convenience, and easy access to local amenities, making it an excellent option for investors or homeowners seeking value and comfort in Rankin County.

23. 2025-06-20
    listed $39,900 Active 373-char remark

    Show marketing remark (373 chars)

    Affordable living in a quiet Brandon location! This mobile home at 146 Lady Marian Rd offers a spacious layout with potential for updates and customization. Nestled on a generously sized lot, the property provides privacy, convenience, and easy access to local amenities, making it an excellent option for investors or homeowners seeking value and comfort in Rankin County.

ⓘ 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: $126 · $11/mo
• Projected year-2 tax: $157 · $13/mo
• Expected delta: +$31/yr (+$3/mo · 24.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 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: $20,789
• − Mortgage interest: −$1,115
• − Property taxes: −$126
• − Insurance: −$100
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$579
• Taxable income: $15,543
• Est. tax owed @ 24.0%: −$3,730
• After-tax cash flow: $11,215/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 — Robinhood

• Score: 62/100
• State rank: #182
• US rank: #16959

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Robinhood, MS
• County: Rankin County · 123,614 people
• Metro: Jackson, MS
• Population (ZIP): 39,142
• Household income: $88,597
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 474.0

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 (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 5% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -90.04%
• Current HPI: 172.5248
• Rent YoY: ▲ 7.13%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-37.6% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $24,900 MLSU
• 2026-04-07 Price Changed $29,900 MLSU
• 2026-03-26 Relisted — MLSU
• 2026-03-04 Price Changed $34,900 MLSU
• 2026-02-18 Relisted — MLSU
• 2026-01-15 Pending — MLSU
• 2026-01-15 Listing Removed — MLSU
• 2025-06-20 Listed $39,900 MLSU

Property tax history

+5.8%/yr

Latest (2025): $126 · +1.7% YoY. Source: county tax records.