25200 Creek Cv · Kiln, MS 39573

$89,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 50 Days on market

Built 2018 Fair condition 2.04 ac lot ↓ 28% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute mobile home on 2.035 acres located in Cypress Lake Subdivision. Neat and clean open split floor plan has plenty of cabinetry with a large master suite and walk in closets to one end and two bedrooms and bath on opposite end. The property is mostly cleared with partial seclusion from the road and woods on three sides with a Conex in back for storage. This home is just past the spillway on a section of land with no restrictions and the perfect starter home for a small family with room to build your forever home behind! Priced to sell quick so bring your buyers right away.

Key facts

• Private homesite
• Built-in desk
• Tree-lined lot

Tags

• TREE-LINED LOT
• PRIVATE HOMESITE
• CENTER ISLAND KITCHEN
• BUILT-IN DESK

Property features AI

Finance

• Other: Lot is approximately 2.04 acres with irregular shape

Exterior

• Parking: Driveway; Unpaved parking; Circular driveway; Gravel surfaces
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Manufactured home (mobile home); One level
• Construction: Shingle roof; Combination foundation; Built by Champion (Dresden 1601 model); Property listed as fixer
• Exterior features: Front porch; Storage structure; Other exterior features

Interior

• Kitchen: Dishwasher; Electric range; Kitchen island; Eat-in kitchen
• Bedrooms: 1,350 total building area (mobile/manufactured home) — one story
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Kitchen island
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.0% in Kiln — 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 68/100 on livability (#69 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, amenities F, commute F.
• Hancock County School District (rural): math 47% / reading 44% proficiency, ranked #23 of 130 in MS (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 248 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.76% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.11%
• DSCR: 2.52
• GRM: 4.7

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: 29.5%
• Equity multiple: 2.23×
• Total profit: $30,978
• Equity at exit: $13,404

10-year hold

• IRR: 36.8%
• Equity multiple: 4.40×
• Total profit: $85,536
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $716

Break-even live

Break-even rent $674

Max offer price $89,900

Occupancy floor 50%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $89,900 Active 50 DOM
2. 2026-06-17
   days on market $89,900 Active 49 DOM
3. 2026-06-16
   days on market $89,900 Active 48 DOM
4. 2026-06-15
   days on market $89,900 Active 47 DOM
5. 2026-06-14
   days on market $89,900 Active 45 DOM
6. 2026-06-13
   days on market $89,900 Active 44 DOM
7. 2026-06-10
   days on market $89,900 Active 42 DOM
8. 2026-06-09
   days on market $89,900 Active 41 DOM
9. 2026-06-08
   days on market $89,900 Active 40 DOM
10. 2026-06-07
    days on market $89,900 Active 39 DOM
11. 2026-06-05
    days on market $89,900 Active 36 DOM
12. 2026-06-03
    days on market $89,900 Active 35 DOM
13. 2026-06-03
    price $89,900 Active 34 DOM
14. 2026-06-02
    days on market $99,900 Active 34 DOM
15. 2026-06-01
    days on market $99,900 Active 33 DOM
16. 2026-05-31
    days on market $99,900 Active 32 DOM
17. 2026-05-30
    days on market $99,900 Active 31 DOM
18. 2026-04-29
    listed $99,900 Active 380-char remark
19. 2023-08-29
    soldstatus
20. 2023-08-25
    soldstatus Closed 581-char remark

    Show marketing remark (581 chars)

    Cute mobile home on 2.035 acres located in Cypress Lake Subdivision. Neat and clean open split floor plan has plenty of cabinetry with a large master suite and walk in closets to one end and two bedrooms and bath on opposite end. The property is mostly cleared with partial seclusion from the road and woods on three sides with a Conex in back for storage. This home is just past the spillway on a section of land with no restrictions and the perfect starter home for a small family with room to build your forever home behind! Priced to sell quick so bring your buyers right away.

21. 2023-06-18
    status Pending 581-char remark

    Show marketing remark (581 chars)

    Cute mobile home on 2.035 acres located in Cypress Lake Subdivision. Neat and clean open split floor plan has plenty of cabinetry with a large master suite and walk in closets to one end and two bedrooms and bath on opposite end. The property is mostly cleared with partial seclusion from the road and woods on three sides with a Conex in back for storage. This home is just past the spillway on a section of land with no restrictions and the perfect starter home for a small family with room to build your forever home behind! Priced to sell quick so bring your buyers right away.

22. 2023-06-14
    listed $125,000 Active 581-char remark

    Show marketing remark (581 chars)

    Cute mobile home on 2.035 acres located in Cypress Lake Subdivision. Neat and clean open split floor plan has plenty of cabinetry with a large master suite and walk in closets to one end and two bedrooms and bath on opposite end. The property is mostly cleared with partial seclusion from the road and woods on three sides with a Conex in back for storage. This home is just past the spillway on a section of land with no restrictions and the perfect starter home for a small family with room to build your forever home behind! Priced to sell quick so bring your buyers right away.

23. 2023-06-14
    listed $125,000

    Show marketing remark (581 chars)

    Cute mobile home on 2.035 acres located in Cypress Lake Subdivision. Neat and clean open split floor plan has plenty of cabinetry with a large master suite and walk in closets to one end and two bedrooms and bath on opposite end. The property is mostly cleared with partial seclusion from the road and woods on three sides with a Conex in back for storage. This home is just past the spillway on a section of land with no restrictions and the perfect starter home for a small family with room to build your forever home behind! Priced to sell quick so bring your buyers right away.

24. 2004-02-19
    soldstatus
25. 2000-09-01
    soldstatus

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$427/yr (+$36/mo · 150.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $18,958
• − Mortgage interest: −$5,036
• − Property taxes: −$283
• − Insurance: −$450
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$2,615
• Taxable income: $7,541
• Est. tax owed @ 24.0%: −$1,810
• After-tax cash flow: $6,777/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 · 12 photos

Fair 40/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Moderate exterior siding — gray siding
• Moderate interior walls — wallpaper
• Moderate landscaping — tree in front, gravel yard

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Both replace bathroom cabinets — new cabinets improve functionality and aesthetics
• Both repair exterior siding — new siding improves curb appeal and durability
• Both landscape front yard — new landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
exterior siding · gray siding	Moderate	$3,000–15,000
interior walls · wallpaper	Moderate	$3,000–15,000
landscaping · tree in front, gravel yard	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Both replace bathroom cabinets — new cabinets improve functionality and aesthetics ↑
• Both repair exterior siding — new siding improves curb appeal and durability ↑
• Both landscape front yard — new landscaping enhances curb appeal and property value ↑

ⓘ 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: Hancock County School District
• NCES district ID: 2801740
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $47,971
• Composite: 38.88/100
• National rank: #4099
• State rank: #23 of 130 in MS

Livability — Kiln

• Score: 68/100
• State rank: #69
• US rank: #9853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,583
• Population (ZIP): 9,770

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 52,161 people
• By 2030: 54,753 · +5.0%
• By 2040: 59,242 · +13.6%
• By 2050: 62,417 · +19.7%
• By 2075: 68,168 · +30.7%
• By 2100: 69,212 · +32.7%

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 · Hancock

• 2024 margin: Solid R (+58.7) · D 20.1% · R 78.8% · Other 1.1%
• 2008→2024 swing: -4.4pp toward R · 2008: -54.2pp · 2024: -58.7pp
• All cycles: 2024: R+58.7 2020: R+55.5 2016: R+59.4 2012: R+52.8 2008: R+54.2

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

-28.1% since first listed

9 events — show timeline

• 2026-06-02 Price Changed $89,900 MLSU
• 2026-04-29 Listed $99,900 MLSU
• 2023-08-29 Sold (Public Records) — Public Records
• 2023-08-25 Sold (MLS) — MLSU
• 2023-06-18 Pending — MLSU
• 2023-06-14 Listed $125,000 PRCBOR
• 2023-06-14 Listed $125,000 MLSU
• 2004-02-19 Sold (Public Records) — Public Records
• 2000-09-01 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $283 · +0.0% YoY. Source: county tax records.