435 Mississippi 43 Lot 94 · Angie, LA 39429

$58,000

1 bd · 1.0 ba · 550 sqft · Manufactured · 25 Days on market

Manufactured home Built 2015 6,969 sqft 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
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 435 MS-43, Lot 94, Columbia, MS 39429—your peaceful retreat in the desirable River View Estates community! This charming 1-bedroom, 1-bathroom 2015 manufactured home is fully furnished and move-in ready, offering the perfect blend of comfort and convenience for your riverfront lifestyle. Step onto the spacious covered front and back porches and soak in the tranquil views of the Pearl River—ideal for morning coffee or evening relaxation. Outdoor enthusiasts will love the dedicated skinning shed, complete with water access, making it easy to clean your fresh catch or game after a day of adventure. Additional storage is available in the included shed, perfect for all your gear and tools. River View Estates is known for its friendly atmosphere and scenic surroundings. Enjoy direct access to the Pearl River for fishing, boating, and wildlife watching right from your doorstep. Nearby, you'll find local favorites like Ward's Restaurant, Walmart Supercenter, and the Columbia Country Club, ensuring you're never far from dining, shopping, and recreation. Whether you're seeking a peaceful weekend getaway or a year-round residence, this property offers it all—nature, comfort, and convenience in one unbeatable package. Don't miss your chance to own a slice of riverfront paradise in Columbia, MS! Ready to schedule a tour or need more details? Reach out today and make River View Estates your new home!

Key facts

• Included shed
• Water access
• 6,969 sq ft lot

Tags

• DEDICATED SKINNING SHED
• WATER ACCESS
• INCLUDED SHED

Property features AI

Finance

• Other: Lot approximately 0.16 acres (.16 acres MOL, Lot 94 of River View Estates)
• HOA & community: Gated community; Community offers boating and fishing

Exterior

• Parking: 2 parking spaces; On-site unpaved parking; No garage
• Security: Gated community; Smoke detector(s)
• Utilities: Electricity connected; Water connected (see remarks); Septic tank
• Home design: Manufactured home (manufactured house); One level; Move-in ready; Raised foundation; Facing information not specified
• Construction: Siding exterior; Metal and shingle roof; Raised foundation; Built date from public records
• Exterior features: Deck; Front porch; Rear porch; Shed(s); River access and river view; Other exterior features (see remarks); Subdivided lot

Interior

• Kitchen: Electric range; Free‑standing refrigerator; Microwave; Range hood
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Ceiling fan(s); Laminate counters; Walk-in closet(s); Blinds and window treatments; Dead bolt locks; Metal insulated doors
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#254 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, crime F.
• Marion County School District (rural): math 37% / reading 29% proficiency, ranked #62 of 130 in MS (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: East Marion Elementary School (math 20% / reading 18%, grade F, #251 of 375 statewide, top 67%, 394 students, 100% FRL); West Marion Elementary (math 43% / reading 38%, grade F, #60 of 179 statewide, top 37%, 259 students, 100% FRL); East Marion High School (math 27% / reading 17%, grade F, #119 of 197 statewide, top 64%, 330 students, 100% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,130 (1.5% below list)

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. 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?
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: 1.69% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.72%
• DSCR: 2.23
• 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: 21.8%
• Equity multiple: 1.89×
• Total profit: $14,508
• Equity at exit: $8,648

10-year hold

• IRR: 29.9%
• Equity multiple: 3.68×
• Total profit: $43,458
• Equity at exit: $5,015

Cash invested: $16,240 (down + closing). Projections, not guarantees.

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $375

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 57%

Sensitivity live

Price	-10% $415	-5% $395	+0% $375	+5% $355	+10% $335
Rent	-10% $298	-5% $336	+0% $375	+5% $414	+10% $453
Rate	-1.0pp $404	-0.5pp $390	base $375	+0.5pp $360	+1.0pp $345

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-01
   status Active 1441-char remark

   Show marketing remark (1441 chars)

   Welcome to 435 MS-43, Lot 94, Columbia, MS 39429—your peaceful retreat in the desirable River View Estates community! This charming 1-bedroom, 1-bathroom 2015 manufactured home is fully furnished and move-in ready, offering the perfect blend of comfort and convenience for your riverfront lifestyle. Step onto the spacious covered front and back porches and soak in the tranquil views of the Pearl River—ideal for morning coffee or evening relaxation. Outdoor enthusiasts will love the dedicated skinning shed, complete with water access, making it easy to clean your fresh catch or game after a day of adventure. Additional storage is available in the included shed, perfect for all your gear and tools. River View Estates is known for its friendly atmosphere and scenic surroundings. Enjoy direct access to the Pearl River for fishing, boating, and wildlife watching right from your doorstep. Nearby, you'll find local favorites like Ward's Restaurant, Walmart Supercenter, and the Columbia Country Club, ensuring you're never far from dining, shopping, and recreation. Whether you're seeking a peaceful weekend getaway or a year-round residence, this property offers it all—nature, comfort, and convenience in one unbeatable package. Don't miss your chance to own a slice of riverfront paradise in Columbia, MS! Ready to schedule a tour or need more details? Reach out today and make River View Estates your new home!

2. 2026-03-13
   status Pending 1441-char remark

   Show marketing remark (1441 chars)

   Welcome to 435 MS-43, Lot 94, Columbia, MS 39429—your peaceful retreat in the desirable River View Estates community! This charming 1-bedroom, 1-bathroom 2015 manufactured home is fully furnished and move-in ready, offering the perfect blend of comfort and convenience for your riverfront lifestyle. Step onto the spacious covered front and back porches and soak in the tranquil views of the Pearl River—ideal for morning coffee or evening relaxation. Outdoor enthusiasts will love the dedicated skinning shed, complete with water access, making it easy to clean your fresh catch or game after a day of adventure. Additional storage is available in the included shed, perfect for all your gear and tools. River View Estates is known for its friendly atmosphere and scenic surroundings. Enjoy direct access to the Pearl River for fishing, boating, and wildlife watching right from your doorstep. Nearby, you'll find local favorites like Ward's Restaurant, Walmart Supercenter, and the Columbia Country Club, ensuring you're never far from dining, shopping, and recreation. Whether you're seeking a peaceful weekend getaway or a year-round residence, this property offers it all—nature, comfort, and convenience in one unbeatable package. Don't miss your chance to own a slice of riverfront paradise in Columbia, MS! Ready to schedule a tour or need more details? Reach out today and make River View Estates your new home!

3. 2026-02-16
   price $58,000 1441-char remark

   Show marketing remark (1441 chars)

   Welcome to 435 MS-43, Lot 94, Columbia, MS 39429—your peaceful retreat in the desirable River View Estates community! This charming 1-bedroom, 1-bathroom 2015 manufactured home is fully furnished and move-in ready, offering the perfect blend of comfort and convenience for your riverfront lifestyle. Step onto the spacious covered front and back porches and soak in the tranquil views of the Pearl River—ideal for morning coffee or evening relaxation. Outdoor enthusiasts will love the dedicated skinning shed, complete with water access, making it easy to clean your fresh catch or game after a day of adventure. Additional storage is available in the included shed, perfect for all your gear and tools. River View Estates is known for its friendly atmosphere and scenic surroundings. Enjoy direct access to the Pearl River for fishing, boating, and wildlife watching right from your doorstep. Nearby, you'll find local favorites like Ward's Restaurant, Walmart Supercenter, and the Columbia Country Club, ensuring you're never far from dining, shopping, and recreation. Whether you're seeking a peaceful weekend getaway or a year-round residence, this property offers it all—nature, comfort, and convenience in one unbeatable package. Don't miss your chance to own a slice of riverfront paradise in Columbia, MS! Ready to schedule a tour or need more details? Reach out today and make River View Estates your new home!

4. 2026-01-06
   price $70,000 1441-char remark

   Show marketing remark (1441 chars)

   Welcome to 435 MS-43, Lot 94, Columbia, MS 39429—your peaceful retreat in the desirable River View Estates community! This charming 1-bedroom, 1-bathroom 2015 manufactured home is fully furnished and move-in ready, offering the perfect blend of comfort and convenience for your riverfront lifestyle. Step onto the spacious covered front and back porches and soak in the tranquil views of the Pearl River—ideal for morning coffee or evening relaxation. Outdoor enthusiasts will love the dedicated skinning shed, complete with water access, making it easy to clean your fresh catch or game after a day of adventure. Additional storage is available in the included shed, perfect for all your gear and tools. River View Estates is known for its friendly atmosphere and scenic surroundings. Enjoy direct access to the Pearl River for fishing, boating, and wildlife watching right from your doorstep. Nearby, you'll find local favorites like Ward's Restaurant, Walmart Supercenter, and the Columbia Country Club, ensuring you're never far from dining, shopping, and recreation. Whether you're seeking a peaceful weekend getaway or a year-round residence, this property offers it all—nature, comfort, and convenience in one unbeatable package. Don't miss your chance to own a slice of riverfront paradise in Columbia, MS! Ready to schedule a tour or need more details? Reach out today and make River View Estates your new home!

5. 2025-12-17
   price $72,250 1441-char remark

   Show marketing remark (1441 chars)

   Welcome to 435 MS-43, Lot 94, Columbia, MS 39429—your peaceful retreat in the desirable River View Estates community! This charming 1-bedroom, 1-bathroom 2015 manufactured home is fully furnished and move-in ready, offering the perfect blend of comfort and convenience for your riverfront lifestyle. Step onto the spacious covered front and back porches and soak in the tranquil views of the Pearl River—ideal for morning coffee or evening relaxation. Outdoor enthusiasts will love the dedicated skinning shed, complete with water access, making it easy to clean your fresh catch or game after a day of adventure. Additional storage is available in the included shed, perfect for all your gear and tools. River View Estates is known for its friendly atmosphere and scenic surroundings. Enjoy direct access to the Pearl River for fishing, boating, and wildlife watching right from your doorstep. Nearby, you'll find local favorites like Ward's Restaurant, Walmart Supercenter, and the Columbia Country Club, ensuring you're never far from dining, shopping, and recreation. Whether you're seeking a peaceful weekend getaway or a year-round residence, this property offers it all—nature, comfort, and convenience in one unbeatable package. Don't miss your chance to own a slice of riverfront paradise in Columbia, MS! Ready to schedule a tour or need more details? Reach out today and make River View Estates your new home!

6. 2025-12-13
   price $74,750 1441-char remark

   Show marketing remark (1441 chars)

   Welcome to 435 MS-43, Lot 94, Columbia, MS 39429—your peaceful retreat in the desirable River View Estates community! This charming 1-bedroom, 1-bathroom 2015 manufactured home is fully furnished and move-in ready, offering the perfect blend of comfort and convenience for your riverfront lifestyle. Step onto the spacious covered front and back porches and soak in the tranquil views of the Pearl River—ideal for morning coffee or evening relaxation. Outdoor enthusiasts will love the dedicated skinning shed, complete with water access, making it easy to clean your fresh catch or game after a day of adventure. Additional storage is available in the included shed, perfect for all your gear and tools. River View Estates is known for its friendly atmosphere and scenic surroundings. Enjoy direct access to the Pearl River for fishing, boating, and wildlife watching right from your doorstep. Nearby, you'll find local favorites like Ward's Restaurant, Walmart Supercenter, and the Columbia Country Club, ensuring you're never far from dining, shopping, and recreation. Whether you're seeking a peaceful weekend getaway or a year-round residence, this property offers it all—nature, comfort, and convenience in one unbeatable package. Don't miss your chance to own a slice of riverfront paradise in Columbia, MS! Ready to schedule a tour or need more details? Reach out today and make River View Estates your new home!

7. 2025-12-10
   listed $78,750 Active 1441-char remark

   Show marketing remark (1441 chars)

   Welcome to 435 MS-43, Lot 94, Columbia, MS 39429—your peaceful retreat in the desirable River View Estates community! This charming 1-bedroom, 1-bathroom 2015 manufactured home is fully furnished and move-in ready, offering the perfect blend of comfort and convenience for your riverfront lifestyle. Step onto the spacious covered front and back porches and soak in the tranquil views of the Pearl River—ideal for morning coffee or evening relaxation. Outdoor enthusiasts will love the dedicated skinning shed, complete with water access, making it easy to clean your fresh catch or game after a day of adventure. Additional storage is available in the included shed, perfect for all your gear and tools. River View Estates is known for its friendly atmosphere and scenic surroundings. Enjoy direct access to the Pearl River for fishing, boating, and wildlife watching right from your doorstep. Nearby, you'll find local favorites like Ward's Restaurant, Walmart Supercenter, and the Columbia Country Club, ensuring you're never far from dining, shopping, and recreation. Whether you're seeking a peaceful weekend getaway or a year-round residence, this property offers it all—nature, comfort, and convenience in one unbeatable package. Don't miss your chance to own a slice of riverfront paradise in Columbia, MS! Ready to schedule a tour or need more details? Reach out today and make River View Estates your new home!

8. 2025-12-10
   listed $58,000 Active 1438-char remark

   Show marketing remark (1441 chars)

   Welcome to 435 MS-43, Lot 94, Columbia, MS 39429—your peaceful retreat in the desirable River View Estates community! This charming 1-bedroom, 1-bathroom 2015 manufactured home is fully furnished and move-in ready, offering the perfect blend of comfort and convenience for your riverfront lifestyle. Step onto the spacious covered front and back porches and soak in the tranquil views of the Pearl River—ideal for morning coffee or evening relaxation. Outdoor enthusiasts will love the dedicated skinning shed, complete with water access, making it easy to clean your fresh catch or game after a day of adventure. Additional storage is available in the included shed, perfect for all your gear and tools. River View Estates is known for its friendly atmosphere and scenic surroundings. Enjoy direct access to the Pearl River for fishing, boating, and wildlife watching right from your doorstep. Nearby, you'll find local favorites like Ward's Restaurant, Walmart Supercenter, and the Columbia Country Club, ensuring you're never far from dining, shopping, and recreation. Whether you're seeking a peaceful weekend getaway or a year-round residence, this property offers it all—nature, comfort, and convenience in one unbeatable package. Don't miss your chance to own a slice of riverfront paradise in Columbia, MS! Ready to schedule a tour or need more details? Reach out today and make River View Estates your new home!

ⓘ 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

• 🌡 Heat 8/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,787
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,687
• Taxable income: $3,805
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $3,588/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: Marion County School District
• NCES district ID: 2802820
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $30,866
• Composite: 26.9/100
• National rank: #7089
• State rank: #62 of 130 in MS

Livability — Angie

• Score: 60/100
• State rank: #254
• US rank: #19016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,583

Population outlook (Marion County) Hauer SSP2

• Today (2025): 22,813 people
• By 2030: 21,301 · -6.6%
• By 2040: 18,176 · -20.3%
• By 2050: 15,215 · -33.3%
• By 2075: 9,388 · -58.8%
• By 2100: 5,335 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.6) · D 28.7% · R 70.4%
• 2008→2024 swing: -10.2pp toward R · 2008: -31.4pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+36.8 2016: R+36.0 2012: R+29.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.11%
• Current HPI: 132.3278
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+0.0% since first listed

10 events — show timeline

• 2026-05-27 Pending — HAAR
• 2026-05-26 Pending — MLSU
• 2026-05-01 Relisted — HAAR
• 2026-03-13 Pending — HAAR
• 2026-02-16 Price Changed $58,000 HAAR
• 2026-01-06 Price Changed $70,000 HAAR
• 2025-12-17 Price Changed $72,250 HAAR
• 2025-12-13 Price Changed $74,750 HAAR
• 2025-12-10 Listed $78,750 HAAR
• 2025-12-10 Listed $58,000 MLSU

Property tax history

-1.8%/yr

Latest (2025): $95 · -11.5% YoY. Source: county tax records.