75 Pitts Ln · Bassfield, MS 39421

$180,000

4 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 5 Days on market

Built 2013

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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 +11.2/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.3/10.0

Listing remarks

Welcome to country living at its finest! Situated on 3 beautiful acres, this spacious 4-bedroom, 2-bathroom home offers approximately 2,240 square feet of comfortable living space with an inviting open-concept floor plan designed for both everyday living and entertaining. The heart of the home features a large living area that flows seamlessly into the kitchen and dining spaces, creating the perfect gathering place for family and friends. A dedicated theater room provides the ultimate space for movie nights, game days, or relaxing entertainment at home. Generously sized bedrooms and ample living space make this home ideal for growing families or anyone looking for room to spread out. Outsid

Key facts

• Modern comfort
• 3 beautiful acres
• Rural charm

Tags

• 3 BEAUTIFUL ACRES
• OPEN-CONCEPT FLOOR PLAN
• DEDICATED THEATER ROOM
• MODERN COMFORT
• RURAL CHARM

Property features AI

Exterior

• Parking: No designated parking
• Home design: Single-family residence; One level; Raised foundation
• Exterior features: Storage; 3-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Walk-in closets; Therapeutic whirlpool (accessibility feature)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-70 ($-840/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (30.2% below list).
• Recommended offer: $126k (30.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#186 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Jefferson Davis County School District (rural): math 14% / reading 20% proficiency, ranked #104 of 130 in MS (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Carver Elementary School (math 20% / reading 28%, grade F, #228 of 375 statewide, top 61%, 260 students, 100% FRL); Jdc Middle School (272 students, 100% FRL); Jdc High School (math 8% / reading 12%, grade F, #170 of 197 statewide, top 90%, 387 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.4% local appreciation)).
• Jefferson Davis County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; severe 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 $125,647 (30.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 2.03×
• Total profit: $52,059
• Equity at exit: $118,091

10-year hold

• IRR: 15.1%
• Equity multiple: 4.08×
• Total profit: $155,328
• Equity at exit: $218,548

Cash invested: $50,400 (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 39421

• Home prices YoY: 6.4%
• Active inventory: 7
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-70

Break-even live

Break-even rent $1,345

Max offer price $167,635

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-19	+0% $-70	+5% $-121	+10% $-172
Rent	-10% $-169	-5% $-120	+0% $-70	+5% $-20	+10% $29
Rate	-1.0pp $21	-0.5pp $-24	base $-70	+0.5pp $-117	+1.0pp $-164

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-22
   days on market $180,000 Active 5 DOM
2. 2026-06-21
   days on market $180,000 Active 4 DOM
3. 2026-06-21
   days on market $180,000 Active 3 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $180,000 Active 1 DOM

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

Tax reassessment forecast MS · Resets to sale price

• Current annual tax: $524 · $44/mo
• Projected year-2 tax: $1,422 · $119/mo
• Expected delta: +$898/yr (+$75/mo · 171.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $15,078
• − Mortgage interest: −$10,083
• − Property taxes: −$524
• − Insurance: −$900
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$5,236
• Taxable loss: −$4,078
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $139/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: Jefferson Davis County School District
• NCES district ID: 2802250
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $27,474
• Composite: 13.25/100
• National rank: #9549
• State rank: #104 of 130 in MS

Livability — Bassfield

• Score: 61/100
• State rank: #186
• US rank: #17353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,698

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 10,128 people
• By 2030: 9,342 · -7.8%
• By 2040: 7,842 · -22.6%
• By 2050: 6,583 · -35.0%
• By 2075: 4,540 · -55.2%
• By 2100: 3,563 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 33%
• Common ancestry: Slovak 1%

Political lean MEDSL · Jefferson Davis

• 2024 margin: D (+13.8) · D 56.5% · R 42.8%
• 2008→2024 swing: -7.7pp toward R · 2008: 21.5pp · 2024: 13.8pp
• All cycles: 2024: D+13.8 2020: D+17.1 2016: D+20.1 2012: D+25.0 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.43%
• Current HPI: 106.3009
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $180,000 HAAR

Property tax history

-16.2%/yr

Latest (2025): $524 · -5.8% YoY. Source: county tax records.