8320 Darlene Dr · Helena, MS 39562

$122,900

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 11 Days on market

Built 2014 3.17 ac lot

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Why this score? — see what drove the C- 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet dead-end street in a well established neighborhood, this well maintained 16x60 mobile home offers peaceful country living on 3.17 acres. Featuring 2 bedrooms and 2 full baths, this property has been well cared for and provides the perfect blend of privacy and convenience. Enjoy relaxing views of the pond, plenty of room to spread out, and the serenity of a spacious setting while still being close town. Whether you're looking for a starter home, investment property, or a peaceful place to downsize, this one is a must see!

Key facts

• 3.17 acre lot
• Built 2014
• Listed 11 days

Tags

• QUIET DEAD-END STREET
• WELL ESTABLISHED NEIGHBORHOOD
• PEACEFUL COUNTRY LIVING
• RELAXING VIEWS OF THE POND
• PLENTY OF ROOM TO SPREAD OUT

Property features AI

Finance

• Other: Property sits on approximately 3.17 acres

Exterior

• Parking: Gravel parking; See remarks regarding parking
• Utilities: Well water; Septic tank; Utilities: see remarks
• Home design: Single-family manufactured home; One level
• Construction: Plaster construction; Architectural shingle roof; Built by owner (year built source listed as Owner)
• Exterior features: Pond on property; Portable building; RV/boat storage; See remarks for additional exterior details

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Linoleum
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Move-in ready condition; See remarks for additional exterior/interior details
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (4.5% below list).
• Recommended offer: $117k (4.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#190 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety D+, schools F, amenities F.
• Moss Point Separate School District (suburban): math 17% / reading 22% proficiency, ranked #94 of 130 in MS (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 109 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,398 (4.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.96% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.7

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-10,987
• Equity at exit: $18,325

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,873
• Equity at exit: $10,626

Cash invested: $34,412 (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 39562

• Home prices YoY: -25.6%
• Active inventory: 109
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$51
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $141

Break-even live

Break-even rent $996

Max offer price $122,900

Occupancy floor 83%

Sensitivity live

Price	-10% $210	-5% $175	+0% $141	+5% $106	+10% $71
Rent	-10% $48	-5% $94	+0% $141	+5% $187	+10% $233
Rate	-1.0pp $202	-0.5pp $172	base $141	+0.5pp $109	+1.0pp $76

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-24
   status Pending
2. 2026-05-13
   listed $122,900 Active
3. 2022-06-14
   soldstatus
4. 2021-07-07
   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: $297 · $25/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$674/yr (+$56/mo · 226.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,088
• − Mortgage interest: −$6,884
• − Property taxes: −$297
• − Insurance: −$1,412
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,575
• Taxable loss: −$335
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $1,767/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: Moss Point Separate School District
• NCES district ID: 2803000
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 22% ▬ 0.00%
• Median HH income: $38,041
• Composite: 16.34/100
• National rank: #9205
• State rank: #94 of 130 in MS

Livability — Helena

• Score: 61/100
• State rank: #190
• US rank: #17518

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

• Population (ZIP): 17,142

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.87%
• Current HPI: 182.2784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-05-24 Pending — MLSU
• 2026-05-13 Listed $122,900 MLSU
• 2022-06-14 Sold (Public Records) — Public Records
• 2021-07-07 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $297 · -7.6% YoY. Source: county tax records.