181 Cr 10 · Soso, MS 39481

$99,000

3 bd · 2.0 ba · 1,280 sqft · Other · 68 Days on market

Built 2008 10 ac lot ↓ 11% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +5.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare opportunity in the highly sought-after Stringer School District! This beautiful 10 acre property offers the perfect blend of privacy, space, and potential. The land is the true highlight! Ideal for homesite, mini farm, or recreational retreat. With plenty of room for animals, gardens, or additional structures, the possibilities are endless. Situated on the property is a 2008 16x80 mobile home featuring 3 bedrooms and 2 bathrooms. The home is being sold as-is and could serve as a residence, rental, or be removed to make way for new construction. If you have been searching for acreage in a desirable area to build or invest, this is one you don't want to miss! Home sold as-is and will not

Key facts

• 10 acre lot
• Built 2008
• Listed 68 days

Property features AI

Exterior

• Parking: Gravel parking
• Home design: Residential mobile home; Single-story
• Construction: Vinyl siding
• Exterior features: Metal roof; 10-acre lot

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling; Ceiling fan(s)
• Interior features: Ceiling fan(s); Crawl space foundation
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#163 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety D, schools F.
• West Jasper Consolidated Schools (rural): math 38% / reading 34% proficiency, ranked #53 of 130 in MS (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $825 appreciation (0.8% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 89% chance of damaging wind over 30y; moderate 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.56×
• Total profit: $15,620
• Equity at exit: $32,939

10-year hold

• IRR: 15.1%
• Equity multiple: 2.80×
• Total profit: $50,022
• Equity at exit: $43,116

Cash invested: $27,720 (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 39481

• Home prices YoY: 0.9%
• Active inventory: 3
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $229

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 75%

Sensitivity live

Price	-10% $297	-5% $263	+0% $229	+5% $194	+10% $160
Rent	-10% $137	-5% $183	+0% $229	+5% $274	+10% $320
Rate	-1.0pp $278	-0.5pp $254	base $229	+0.5pp $203	+1.0pp $177

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   statusdays on market $99,000 Pending 68 DOM
2. 2026-06-08
   days on market $99,000 Active 67 DOM
3. 2026-06-07
   days on market $99,000 Active 66 DOM
4. 2026-06-07
   days on market $99,000 Active 65 DOM
5. 2026-06-04
   days on market $99,000 Active 62 DOM
6. 2026-06-02
   days on market $99,000 Active 61 DOM
7. 2026-06-01
   days on market $99,000 Active 60 DOM
8. 2026-05-31
   days on market $99,000 Active 59 DOM
9. 2026-05-18
   price $115,000
10. 2026-04-02
    listed $129,000 Active
11. 2016-01-01
    soldstatus

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 89% 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: $13,864
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,880
• Taxable income: $1,240
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,445/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: West Jasper Consolidated Schools
• NCES district ID: 2804590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $33,785
• Composite: 29.65/100
• National rank: #6467
• State rank: #53 of 130 in MS

Livability — Soso

• Score: 63/100
• State rank: #163
• US rank: #15734

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): 1,404

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 15,383 people
• By 2030: 14,629 · -4.9%
• By 2040: 13,119 · -14.7%
• By 2050: 11,742 · -23.7%
• By 2075: 9,102 · -40.8%
• By 2100: 7,062 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 2% Hispanic / Latino 1%

Political lean MEDSL · Jasper

• 2024 margin: Lean R (+5.0) · D 47.2% · R 52.2%
• 2008→2024 swing: -14.7pp toward R · 2008: 9.7pp · 2024: -5.0pp
• All cycles: 2024: R+5.0 2020: D+0.5 2016: D+4.0 2012: D+9.7 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.83%
• Current HPI: 92.3323
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.9% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $115,000 LBOR
• 2026-04-02 Listed $129,000 LBOR
• 2016-01-01 Sold (Public Records) — Public Records

Property tax history

+15.1%/yr

Latest (2025): $98 · +1.2% YoY. Source: county tax records.