190e Burnis Havard Rd · Benndale, MS 39573

$99,000

2 bd · 2.0 ba · 1,280 sqft · SingleFamily · 4 Days on market

Built 1994 8.20 ac lot Est $124k · 20% under ↓ 29% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy 3-bedroom, 1.5-bath home in the quiet Broome community. Sitting on 1.6 acres, this home has a large front porch, a fenced backyard, a whole home generator, and lots of country charm! The house does need a little TLC and is being sold as-is, but it has plenty of potential to make it your own. If you're looking for a peaceful spot to call home and don't mind rolling up your sleeves, this could be just what you're looking for.

Key facts

• Split floor plan
• Storage shed
• Fruit trees

Tags

• EIGHT BEAUTIFUL ACRES
• SPLIT FLOOR PLAN
• FRUIT TREES
• STORAGE SHED

Property features AI

Finance

• Other: Lot approximately 8.2 acres

Exterior

• Parking: Driveway
• Utilities: Septic tank; Well water; Electricity connected; Fiber to the house
• Home design: Mobile Home (Manufactured House); One level; Raised on pillars/posts/piers; Fixer condition
• Construction: Metal siding; Metal roof; Built information from public records
• Exterior features: Rear porch; Shed(s); Wooded lot

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (type: Other); Ceiling fan(s); Wall/window unit(s)
• Interior features: Refrigerator included; Laundry located inside
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• George County School District (rural): math 45% / reading 42% proficiency, ranked #30 of 130 in MS (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 30 units permitted in George County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• George County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: 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 $99,000

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: 1.55% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.78%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $124,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190d Burnis Havard Rd	0.00mi	3/1.5 (+1)	1,344 (+5%)	11mo	$130,000	$97	75

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $17,498
• Equity at exit: $14,761

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $58,489
• Equity at exit: $8,560

Cash invested: $27,720 (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 39573

• Home prices YoY: -12.6%
• Active inventory: 84
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $526

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $595	-5% $560	+0% $526	+5% $492	+10% $458
Rent	-10% $405	-5% $466	+0% $526	+5% $587	+10% $647
Rate	-1.0pp $576	-0.5pp $551	base $526	+0.5pp $501	+1.0pp $474

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $99,000 Active 4 DOM
2. 2026-06-18
   days on market $99,000 Active 2 DOM
3. 2026-06-17
   remarks 492-char remark
4. 2026-06-17
   listed $99,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 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: $18,386
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$2,880
• Taxable income: $5,039
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $5,106/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: George County School District
• NCES district ID: 2801560
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $45,139
• Composite: 36.95/100
• National rank: #4533
• State rank: #30 of 130 in MS

Livability — Benndale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,770

Population outlook (George County) Hauer SSP2

• Today (2025): 24,439 people
• By 2030: 24,823 · +1.6%
• By 2040: 25,399 · +3.9%
• By 2050: 25,410 · +4.0%
• By 2075: 24,603 · +0.7%
• By 2100: 21,067 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 6% Serbian 2% Italian 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · George

• 2024 margin: Solid R (+78.8) · D 10.3% · R 89.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -66.1pp · 2024: -78.8pp
• All cycles: 2024: R+78.8 2020: R+76.8 2016: R+77.7 2012: R+71.2 2008: R+66.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.85%
• Current HPI: 185.9356
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-29.3% since first listed

5 events — show timeline

• 2026-06-16 Listed $99,000 MLSU
• 2025-07-09 Sold (MLS) — MLSU
• 2025-05-08 Pending — MLSU
• 2025-04-22 Price Changed $130,000 MLSU
• 2025-03-29 Listed $140,000 MLSU