1627 Clear Creek Rd · Lamar, MS 38642

$91,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 62 Days on market

Built 1940 Fair condition 4.10 ac lot ↓ 19% 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +7.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks MLS

: Investor special with massive upside! This 3-bedroom, 2-bath manufactured home is situated on a fully land-owned 4.12-acre parcel in Lamar, MS, offering a rare opportunity for renovation, value-add improvements, or long-term investment. The home offers 1,344 sq ft of living space with a functional floor plan, including a comfortable living area, spacious kitchen, and a split-bedroom layout that provides privacy for the primary suite.

Key facts

• Split-bedroom layout
• Land-owned parcel
• 4.1 acre lot

Tags

• LAND-OWNED PARCEL
• FUNCTIONAL FLOOR PLAN
• SPLIT-BEDROOM LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Marshall County School District (rural): math 18% / reading 25% proficiency, ranked #87 of 130 in MS (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 310 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($635 loan paydown + $4k appreciation (4.2% local appreciation)).
• Marshall County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $88k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $86,386 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.33×
• Total profit: $34,281
• Equity at exit: $47,814

10-year hold

• IRR: 22.0%
• Equity multiple: 4.54×
• Total profit: $90,978
• Equity at exit: $79,192

Cash invested: $25,732 (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 38642

• Home prices YoY: 4.3%
• Active inventory: 10
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,378/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $268

Break-even live

Break-even rent $804

Max offer price $91,900

Occupancy floor 72%

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   price $91,900 Active 62 DOM
2. 2026-06-18
   days on market $93,900 Active 62 DOM
3. 2026-06-17
   days on market $93,900 Active 61 DOM
4. 2026-06-16
   days on market $93,900 Active 60 DOM
5. 2026-06-15
   days on market $93,900 Active 59 DOM
6. 2026-06-13
   pricedays on market $93,900 Active 57 DOM
7. 2026-06-10
   days on market $96,900 Active 55 DOM
8. 2026-06-09
   days on market $96,900 Active 54 DOM
9. 2026-06-08
   days on market $96,900 Active 53 DOM
10. 2026-06-07
    days on market $96,900 Active 52 DOM
11. 2026-06-03
    days on market $96,900 Active 48 DOM
12. 2026-06-02
    days on market $96,900 Active 47 DOM
13. 2026-06-01
    days on market $96,900 Active 46 DOM
14. 2026-05-31
    days on market $96,900 Active 45 DOM
15. 2026-05-13
    price $96,900 440-char remark

    Show marketing remark (440 chars)

    : Investor special with massive upside! This 3-bedroom, 2-bath manufactured home is situated on a fully land-owned 4.12-acre parcel in Lamar, MS, offering a rare opportunity for renovation, value-add improvements, or long-term investment. The home offers 1,344 sq ft of living space with a functional floor plan, including a comfortable living area, spacious kitchen, and a split-bedroom layout that provides privacy for the primary suite.

16. 2026-05-08
    price $99,000 440-char remark

    Show marketing remark (440 chars)

    : Investor special with massive upside! This 3-bedroom, 2-bath manufactured home is situated on a fully land-owned 4.12-acre parcel in Lamar, MS, offering a rare opportunity for renovation, value-add improvements, or long-term investment. The home offers 1,344 sq ft of living space with a functional floor plan, including a comfortable living area, spacious kitchen, and a split-bedroom layout that provides privacy for the primary suite.

17. 2026-05-07
    price $124,900 440-char remark

    Show marketing remark (440 chars)

    : Investor special with massive upside! This 3-bedroom, 2-bath manufactured home is situated on a fully land-owned 4.12-acre parcel in Lamar, MS, offering a rare opportunity for renovation, value-add improvements, or long-term investment. The home offers 1,344 sq ft of living space with a functional floor plan, including a comfortable living area, spacious kitchen, and a split-bedroom layout that provides privacy for the primary suite.

18. 2026-04-30
    price $129,900 440-char remark

    Show marketing remark (440 chars)

    : Investor special with massive upside! This 3-bedroom, 2-bath manufactured home is situated on a fully land-owned 4.12-acre parcel in Lamar, MS, offering a rare opportunity for renovation, value-add improvements, or long-term investment. The home offers 1,344 sq ft of living space with a functional floor plan, including a comfortable living area, spacious kitchen, and a split-bedroom layout that provides privacy for the primary suite.

19. 2026-04-25
    price $149,900 440-char remark

    Show marketing remark (440 chars)

    : Investor special with massive upside! This 3-bedroom, 2-bath manufactured home is situated on a fully land-owned 4.12-acre parcel in Lamar, MS, offering a rare opportunity for renovation, value-add improvements, or long-term investment. The home offers 1,344 sq ft of living space with a functional floor plan, including a comfortable living area, spacious kitchen, and a split-bedroom layout that provides privacy for the primary suite.

20. 2026-04-16
    listed $179,900 Active 440-char remark

    Show marketing remark (440 chars)

    : Investor special with massive upside! This 3-bedroom, 2-bath manufactured home is situated on a fully land-owned 4.12-acre parcel in Lamar, MS, offering a rare opportunity for renovation, value-add improvements, or long-term investment. The home offers 1,344 sq ft of living space with a functional floor plan, including a comfortable living area, spacious kitchen, and a split-bedroom layout that provides privacy for the primary suite.

21. 2024-01-08
    historical
22. 2023-11-22
    status Active
23. 2023-10-31
    status Pending
24. 2023-10-19
    price $100,000
25. 2023-09-12
    status Active
26. 2023-08-05
    status Pending
27. 2023-07-31
    status Active
28. 2023-07-20
    status Pending
29. 2023-07-12
    listed $120,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,723
• − Mortgage interest: −$5,148
• − Property taxes: −$1,378
• − Insurance: −$460
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,673
• Taxable income: $1,868
• Est. tax owed @ 24.0%: −$448
• After-tax cash flow: $2,772/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 · 9 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath manufactured home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include exterior siding, interior paint, flooring, and landscaping.

Repairs flagged

• Major exterior siding — Significant damage
• Major bathroom fixtures — Outdated and cluttered
• Moderate flooring — Worn and in need of replacement
• Major interior paint — Worn and outdated
• Major landscaping — Overgrown and cluttered

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Interior paint and decor refresh — Updates interior and enhances living space
• Both Bathroom fixtures and layout — Modernizes and increases functionality
• Both Flooring replacement — Improves aesthetics and functionality
• Both Exterior siding repair — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage	Major	$15,000–50,000
bathroom fixtures · Outdated and cluttered	Major	$15,000–50,000
flooring · Worn and in need of replacement	Moderate	$3,000–15,000
interior paint · Worn and outdated	Major	$15,000–50,000
landscaping · Overgrown and cluttered	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Interior paint and decor refresh — Updates interior and enhances living space ↑
• Both Bathroom fixtures and layout — Modernizes and increases functionality ↑
• Both Flooring replacement — Improves aesthetics and functionality ↑
• Both Exterior siding repair — 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: Marshall County School District
• NCES district ID: 2802850
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 25% ▼ -8.00%
• Median HH income: $39,333
• Composite: 18.11/100
• National rank: #8970
• State rank: #87 of 130 in MS

Livability — Lamar

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,085

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 33,542 people
• By 2030: 31,983 · -4.6%
• By 2040: 28,556 · -14.9%
• By 2050: 25,352 · -24.4%
• By 2075: 20,032 · -40.3%
• By 2100: 16,738 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 50% White 34% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Marshall

• 2024 margin: Lean R (+7.3) · D 46.0% · R 53.2%
• 2008→2024 swing: -25.5pp toward R · 2008: 18.2pp · 2024: -7.3pp
• All cycles: 2024: R+7.3 2020: D+3.1 2016: D+9.7 2012: D+19.4 2008: D+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.23%
• Current HPI: 101.8724
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.2% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $96,900 MLSU
• 2026-05-08 Price Changed $99,000 MLSU
• 2026-05-07 Price Changed $124,900 MLSU
• 2026-04-30 Price Changed $129,900 MLSU
• 2026-04-25 Price Changed $149,900 MLSU
• 2026-04-16 Listed $179,900 MLSU
• 2024-01-08 Listing Removed — MLSU
• 2023-11-22 Relisted — MLSU
• 2023-10-31 Pending — MLSU
• 2023-10-19 Price Changed $100,000 MLSU
• 2023-09-12 Relisted — MLSU
• 2023-08-05 Pending — MLSU
• 2023-07-31 Relisted — MLSU
• 2023-07-20 Pending — MLSU
• 2023-07-12 Listed $120,000 MLSU