203 Scooter Hill Rd · Mantachie, MS 38855

$189,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 97 Days on market

Built 2025 ↓ 2% since listing

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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).

• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Brand new construction on a spacious ½-acre lot in Mantachie! This beautifully built 3-bedroom, 2-bath home offers approximately 1,200 square feet of efficient, modern living space with quality finishes throughout. Inside, you’ll find a well-designed layout that maximizes space and natural light. The home features custom tile showers, stylish bathrooms, and a clean, modern finish that gives it a high-end feel without the high-end price. The open living area flows comfortably into the kitchen and dining space, making it ideal for everyday living or entertaining. The generous 0.5-acre lot provides room to enjoy outdoor living, add a shop, or create your own backyard retreat — all while being conveniently located in Mantachie. If you’re looking for low-maintenance, move-in-ready construction with custom touches and room to grow, this property is a must-see.

Key facts

• New construction
• Custom tile showers
• Spacious lot

Tags

• NEW CONSTRUCTION
• SPACIOUS LOT
• CUSTOM TILE SHOWERS
• OPEN LIVING AREA
• KITCHEN AND DINING SPACE
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (30.0% below list).
• Recommended offer: $132k (30.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#111 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Itawamba County School District (rural): math 35% / reading 31% proficiency, ranked #58 of 130 in MS (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Itawamba Attendance Center (math 37% / reading 34%, grade F, #150 of 375 statewide, top 40%, 1,163 students, 100% FRL); Itawamba Agricultural High School (math 32% / reading 32%, grade F, #80 of 197 statewide, top 42%, 556 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 4 units permitted in Itawamba County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (9.4% local appreciation)).
• Itawamba County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $132,286 (30.0% 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. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.48×
• Total profit: $78,179
• Equity at exit: $161,599

10-year hold

• IRR: 17.4%
• Equity multiple: 5.56×
• Total profit: $241,464
• Equity at exit: $339,665

Cash invested: $52,920 (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 38855

• Home prices YoY: 7.4%
• Active inventory: 15
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-261

Break-even live

Break-even rent $1,653

Max offer price $151,222

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-196	+0% $-261	+5% $-326	+10% $-392
Rent	-10% $-366	-5% $-313	+0% $-261	+5% $-209	+10% $-157
Rate	-1.0pp $-166	-0.5pp $-213	base $-261	+0.5pp $-310	+1.0pp $-360

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $189,000 Active 97 DOM
2. 2026-06-19
   days on market $189,000 Active 94 DOM
3. 2026-06-18
   days on market $189,000 Active 93 DOM
4. 2026-06-17
   days on market $189,000 Active 92 DOM
5. 2026-06-16
   days on market $189,000 Active 91 DOM
6. 2026-06-15
   days on market $189,000 Active 90 DOM
7. 2026-06-14
   days on market $189,000 Active 88 DOM
8. 2026-06-12
   days on market $189,000 Active 87 DOM
9. 2026-06-09
   days on market $189,000 Active 84 DOM
10. 2026-06-08
    days on market $189,000 Active 83 DOM
11. 2026-06-07
    days on market $189,000 Active 82 DOM
12. 2026-06-05
    days on market $189,000 Active 79 DOM
13. 2026-06-02
    days on market $189,000 Active 77 DOM
14. 2026-06-01
    days on market $189,000 Active 76 DOM
15. 2026-05-31
    days on market $189,000 Active 75 DOM
16. 2026-05-30
    days on market $189,000 Active 74 DOM
17. 2026-03-13
    listed $189,000 Active 891-char remark

    Show marketing remark (891 chars)

    Brand new construction on a spacious ½-acre lot in Mantachie! This beautifully built 3-bedroom, 2-bath home offers approximately 1,200 square feet of efficient, modern living space with quality finishes throughout. Inside, you’ll find a well-designed layout that maximizes space and natural light. The home features custom tile showers, stylish bathrooms, and a clean, modern finish that gives it a high-end feel without the high-end price. The open living area flows comfortably into the kitchen and dining space, making it ideal for everyday living or entertaining. The generous 0.5-acre lot provides room to enjoy outdoor living, add a shop, or create your own backyard retreat — all while being conveniently located in Mantachie. If you’re looking for low-maintenance, move-in-ready construction with custom touches and room to grow, this property is a must-see.

18. 2026-03-05
    listed $193,000 Active 867-char remark

    Show marketing remark (867 chars)

    Brand new construction on a spacious 0.5 acre lot in Mantachie! This beautifully built 3-bedroom, 2-bath home offers approximately 1,200 square feet of efficient, modern living space with quality finishes throughout. Inside, you'll find a well-designed layout that maximizes space and natural light. The home features custom tile showers, stylish bathrooms, and a clean, modern finish that gives it a high-end feel without the high-end price. The open living area flows comfortably into the kitchen and dining space, making it ideal for everyday living or entertaining. The generous 0.5-acre lot provides room to enjoy outdoor living, add a shop, or create your own backyard retreat all while being conveniently located in Mantachie. If you're looking for low-maintenance, move-in-ready construction with custom touches and room to grow, this property is a must-see.

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

Taxation est. · year 1

• Rental income: $15,874
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$5,498
• Taxable loss: −$6,531
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $-1,566/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: Itawamba County School District
• NCES district ID: 2802100
• Math proficiency: 35% ▼ -19.00%
• Reading proficiency: 31% ▼ -14.00%
• Median HH income: $37,158
• Composite: 27.48/100
• National rank: #6956
• State rank: #58 of 130 in MS

Livability — Mantachie

• Score: 65/100
• State rank: #111
• US rank: #12712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mantachie, MS
• City population: 5,298
• Population (ZIP): 5,298

Population outlook (Itawamba County) Hauer SSP2

• Today (2025): 24,011 people
• By 2030: 23,999 · +-0.0%
• By 2040: 23,738 · -1.1%
• By 2050: 22,962 · -4.4%
• By 2075: 20,240 · -15.7%
• By 2100: 16,503 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Black 2% Two or more races 1%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Itawamba

• 2024 margin: Solid R (+80.0) · D 9.7% · R 89.7%
• 2008→2024 swing: -23.9pp toward R · 2008: -56.1pp · 2024: -80.0pp
• All cycles: 2024: R+80.0 2020: R+75.6 2016: R+75.6 2012: R+61.0 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.37%
• Current HPI: 136.711
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.1% since first listed

2 events — show timeline

• 2026-03-13 Listed $189,000 Fizber.com
• 2026-03-05 Listed $193,000 ForSaleByOwner.com