526 Hwy 310 · Como, MS 38619

$68,500

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 46 Days on market

Built 1998 1.80 ac lot $56/sqft · 54% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1.8 acres in Lafayette County. This property is two different adjoining parcels. There is a double wide on the property that has been gutted. The mobile home will remain.

Key facts

• Replaced fascia
• Replaced front door
• Replaced siding

Tags

• 1.8 ACRE PROPERTY
• REPLACED SIDING
• REPLACED OUTSIDE TRIM
• REPLACED FASCIA
• REPLACED FRONT DOOR
• REPLACED SLIDING DOOR

Property features AI

Exterior

• Utilities: Septic tank for sewer
• Home design: Residential property; No subdivision
• Construction: 1.8-acre lot; No zoning
• Exterior features: Composition roof; Shed(s) on the property

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#330 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Lafayette County School District (town): math 47% / reading 40% proficiency, ranked #29 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($474 loan paydown + $5k appreciation (7.2% local appreciation)).
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,445 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.71% ✓
• Cap rate: 15.42%
• Cash-on-cash: 32.59%
• DSCR: 2.45
• GRM: 4.9

CMA / ARV

• ARV (median comp): $148,768
• List price: $68,500
• Delta: -53.96%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

7.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 4.01×
• Total profit: $57,714
• Equity at exit: $48,156

10-year hold

• IRR: 40.9%
• Equity multiple: 8.45×
• Total profit: $142,821
• Equity at exit: $92,105

Cash invested: $19,180 (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 38619

• Home prices YoY: 4.5%
• Active inventory: 33
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$15 /mo · $185/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $521

Break-even live

Break-even rent $510

Max offer price $68,500

Occupancy floor 50%

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $68,500 Active 46 DOM
2. 2026-06-18
   days on market $68,500 Active 45 DOM
3. 2026-06-17
   days on market $68,500 Active 44 DOM
4. 2026-06-17
   price $68,500 Active 43 DOM
5. 2026-06-16
   days on market $70,000 Active 43 DOM
6. 2026-06-15
   days on market $70,000 Active 42 DOM
7. 2026-06-14
   days on market $70,000 Active 40 DOM
8. 2026-06-12
   days on market $70,000 Active 39 DOM
9. 2026-06-09
   days on market $70,000 Active 36 DOM
10. 2026-06-08
    days on market $70,000 Active 35 DOM
11. 2026-06-07
    days on market $70,000 Active 34 DOM
12. 2026-06-02
    days on market $70,000 Active 29 DOM
13. 2026-06-01
    days on market $70,000 Active 28 DOM
14. 2026-05-31
    days on market $70,000 Active 27 DOM
15. 2026-05-30
    days on market $70,000 Active 26 DOM
16. 2026-05-04
    listed $70,000 Active 347-char remark
17. 2023-04-19
    soldstatus Closed 170-char remark

    Show marketing remark (170 chars)

    1.8 acres in Lafayette County. This property is two different adjoining parcels. There is a double wide on the property that has been gutted. The mobile home will remain.

18. 2023-03-17
    historical 170-char remark

    Show marketing remark (170 chars)

    1.8 acres in Lafayette County. This property is two different adjoining parcels. There is a double wide on the property that has been gutted. The mobile home will remain.

19. 2023-03-14
    listed $18,000 170-char remark

    Show marketing remark (170 chars)

    1.8 acres in Lafayette County. This property is two different adjoining parcels. There is a double wide on the property that has been gutted. The mobile home will remain.

ⓘ 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: $185 · $15/mo
• Projected year-2 tax: $541 · $45/mo
• Expected delta: +$356/yr (+$30/mo · 192.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,036
• − Mortgage interest: −$3,837
• − Property taxes: −$185
• − Insurance: −$342
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,993
• Taxable income: $5,433
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $4,946/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: Lafayette County School District
• NCES district ID: 2802370
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $46,476
• Composite: 37.09/100
• National rank: #4498
• State rank: #29 of 130 in MS

Livability — Como

• Score: 53/100
• State rank: #330
• US rank: #24584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,531

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (54%)
• Race & ethnicity: White 54% Black 42% Pacific Islander 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.15%
• Current HPI: 168.0794
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+280.6% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $68,500 NCMBR
• 2026-05-04 Listed $70,000 NCMBR
• 2023-04-19 Sold (MLS) — NCMBR
• 2023-03-17 Delisted — NCMBR
• 2023-03-14 Listed $18,000 NCMBR

Property tax history

-3.9%/yr

Latest (2025): $185 · -3.4% YoY. Source: county tax records.