269 Old Palestine Church Rd · Soso, MS 39268

$79,500

4 bd · 2.0 ba · 2,560 sqft · Manufactured public records · 1 Days on market

Built 2019 1.40 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home and land being sold as is. Home needs extensive repairs to master bedroom due to fire damage. Will not qualify for any traditional loan. Photos are AI enhanced for clearer view.

Key facts

• 1.4 acre lot
• Built 2019

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank
• Home design: Residential mobile home
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s); Has cooling
• Interior features: Walk-in closets; Insulated windows; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 63/100 on livability (#163 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety D, amenities F.
• Jones County School District (rural): math 40% / reading 39% proficiency, ranked #40 of 130 in MS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Jones Elementary School (math 32% / reading 45%, grade F, #130 of 375 statewide, top 35%, 1,022 students, 100% FRL); West Jones High School (math 42% / reading 35%, grade F, #56 of 197 statewide, top 29%, 1,516 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 23 units permitted in Jones County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($550 loan paydown + $2k appreciation (3.0% local appreciation)).
• Jones County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 90% chance of damaging wind over 30y; major 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 $79,500

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. 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?
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.85%
• DSCR: 2.19
• GRM: 4.9

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: 32.9%
• Equity multiple: 2.86×
• Total profit: $41,328
• Equity at exit: $35,747

10-year hold

• IRR: 33.1%
• Equity multiple: 5.61×
• Total profit: $102,726
• Equity at exit: $55,090

Cash invested: $22,260 (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 39268

• Active inventory: 1
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $498

Break-even live

Break-even rent $719

Max offer price $79,500

Occupancy floor 58%

Sensitivity live

Price	-10% $543	-5% $521	+0% $498	+5% $476	+10% $453
Rent	-10% $391	-5% $445	+0% $498	+5% $551	+10% $605
Rate	-1.0pp $538	-0.5pp $518	base $498	+0.5pp $477	+1.0pp $456

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 182-char remark
2. 2026-06-18
   listed $79,500 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: $1,412 · $118/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $16,188
• − Mortgage interest: −$4,453
• − Property taxes: −$1,412
• − Insurance: −$398
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,313
• Taxable income: $5,023
• Est. tax owed @ 24.0%: −$1,205
• After-tax cash flow: $4,771/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: Jones County School District
• NCES district ID: 2802280
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $41,051
• Composite: 33.24/100
• National rank: #5520
• State rank: #40 of 130 in MS

Livability — Soso

• Score: 63/100
• State rank: #163
• US rank: #15734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-18 Listed $79,500 LBOR

Property tax history

-5.8%/yr

Latest (2025): $1,412 · -23.8% YoY. Source: county tax records.