165 Roberts Rd · Tupelo, MS 38801

$149,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 168 Days on market

Manufactured home Built 2025 Good condition 1.00 ac lot ↓ 17% 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 +7.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +2.1/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for comfortable living at an unbeatable price? This, like new, single wide is the perfect place to call home. Split floor plan , kitchen is open to the living area. Beautiful front and back wheel chair accessible, porches! Located in a quiet and friendly community with easy access to shopping and dining. Call now before it's gone!

Key facts

• Split floor plan
• 1 acre lot
• Built 2025

Tags

• SPLIT FLOOR PLAN
• WHEEL CHAIR ACCESSIBLE PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (28.6% below list).
• Recommended offer: $107k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities D+, employment D+, crime F.
• Pontotoc City Schools (town): math 48% / reading 42% proficiency, ranked #26 of 130 in MS (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pontotoc Elementary School (613 students, 100% FRL); Pontotoc Junior High School (math 59% / reading 37%, grade C-, #34 of 179 statewide, top 20%, 375 students, 99% FRL); Pontotoc High School (math 27% / reading 42%, grade F, #68 of 197 statewide, top 39%, 659 students, 100% FRL) — zoned schools average 99% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.3%/yr); 237 active listings in the ZIP; 86 units permitted in Pontotoc County in 2024 (60 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 $4k of value loss. Plan a longer hold.
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,075 (28.6% 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 168 days. Have you received any prior offers? Is the seller open to a 29% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.68%
• DSCR: 0.79
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.3% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.29×
• Total profit: $-29,875
• Equity at exit: $22,351

10-year hold

• IRR: -5.5%
• Equity multiple: 0.58×
• Total profit: $-17,755
• Equity at exit: $12,961

Cash invested: $41,972 (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 38801

• Home prices YoY: -20.7%
• Rents YoY: 7.3%
• Active inventory: 237
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$62
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-164

Break-even live

Break-even rent $1,278

Max offer price $121,005

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-121	+0% $-164	+5% $-206	+10% $-248
Rent	-10% $-248	-5% $-206	+0% $-164	+5% $-121	+10% $-79
Rate	-1.0pp $-88	-0.5pp $-125	base $-164	+0.5pp $-202	+1.0pp $-242

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $149,900 Active 168 DOM
2. 2026-06-19
   days on market $149,900 Active 165 DOM
3. 2026-06-18
   days on market $149,900 Active 164 DOM
4. 2026-06-17
   days on market $149,900 Active 163 DOM
5. 2026-06-16
   days on market $149,900 Active 162 DOM
6. 2026-06-15
   days on market $149,900 Active 161 DOM
7. 2026-06-14
   days on market $149,900 Active 159 DOM
8. 2026-06-12
   days on market $149,900 Active 158 DOM
9. 2026-06-09
   days on market $149,900 Active 155 DOM
10. 2026-06-08
    days on market $149,900 Active 154 DOM
11. 2026-06-07
    days on market $149,900 Active 153 DOM
12. 2026-06-05
    days on market $149,900 Active 150 DOM
13. 2026-06-03
    days on market $149,900 Active 149 DOM
14. 2026-06-02
    days on market $149,900 Active 148 DOM
15. 2026-06-01
    days on market $149,900 Active 147 DOM
16. 2026-05-31
    days on market $149,900 Active 146 DOM
17. 2026-05-30
    days on market $149,900 Active 145 DOM
18. 2026-04-23
    price $149,900 341-char remark

    Show marketing remark (341 chars)

    Looking for comfortable living at an unbeatable price? This, like new, single wide is the perfect place to call home. Split floor plan , kitchen is open to the living area. Beautiful front and back wheel chair accessible, porches! Located in a quiet and friendly community with easy access to shopping and dining. Call now before it's gone!

19. 2026-02-25
    price $155,000 341-char remark

    Show marketing remark (341 chars)

    Looking for comfortable living at an unbeatable price? This, like new, single wide is the perfect place to call home. Split floor plan , kitchen is open to the living area. Beautiful front and back wheel chair accessible, porches! Located in a quiet and friendly community with easy access to shopping and dining. Call now before it's gone!

20. 2026-01-05
    listed $179,900 Active 341-char remark

    Show marketing remark (341 chars)

    Looking for comfortable living at an unbeatable price? This, like new, single wide is the perfect place to call home. Split floor plan , kitchen is open to the living area. Beautiful front and back wheel chair accessible, porches! Located in a quiet and friendly community with easy access to shopping and dining. Call now before it's gone!

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,849
• − Mortgage interest: −$8,397
• − Property taxes: −$1,931
• − Insurance: −$750
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$4,361
• Taxable loss: −$4,645
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $-848/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This single-wide manufactured home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and makes the home more inviting
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New paint in interior walls — Enhances interior aesthetics and makes the home more inviting

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and makes the home more inviting ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior walls — Enhances interior aesthetics and makes the home more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pontotoc City Schools
• NCES district ID: 2803690
• Math proficiency: 48% ▼ -11.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $41,297
• Composite: 37.84/100
• National rank: #4329
• State rank: #26 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 29,858
• Household income: $62,946
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 890.0

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 32,690 people
• By 2030: 33,445 · +2.3%
• By 2040: 34,588 · +5.8%
• By 2050: 35,066 · +7.3%
• By 2075: 35,241 · +7.8%
• By 2100: 32,290 · -1.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+67.7) · D 15.7% · R 83.5%
• 2008→2024 swing: -15.3pp toward R · 2008: -52.4pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+62.2 2016: R+62.0 2012: R+53.6 2008: R+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.12%
• Current HPI: 173.1355
• Rent YoY: ▲ 7.30%
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-16.7% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $149,900 NEMSBD
• 2026-02-25 Price Changed $155,000 NEMSBD
• 2026-01-05 Listed $179,900 NEMSBD