2291 Ovett Petal Rd · Ovett, MS 39464

$59,900

3 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 21 Days on market

Built 1994 1.00 ac lot

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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 +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits at 2291 Ovett Petal Road! This 3-bedroom, 2-bath home sits on a spacious 1-acre lot and offers endless potential for investors, flippers, or buyers looking to create their dream property. With plenty of room to spread out, the acreage provides space for outdoor living, gardening, workshops, or future improvements. The home is in need of repairs and updates, making it an ideal fixer-upper for those ready to bring their vision to life. Conveniently located with easy access to Petal and surrounding areas, this property combines the appeal of country living with the opportunity to add significant value. Being sold as-is. Don't miss your chance to transform this property into

Key facts

• Country living
• Spacious 1 acre lot
• Gardening

Tags

• SPACIOUS 1 ACRE LOT
• OUTDOOR LIVING
• GARDENING
• WORKSHOPS
• FIXER-UPPER
• COUNTRY LIVING

Property features AI

Exterior

• Parking: Driveway; Circular driveway
• Utilities: Septic tank; Community water; Electricity connected; Water connected
• Home design: Manufactured house (mobile home); One level; Raised foundation
• Construction: Brick construction; Metal roof; Raised foundation; Built as a manufactured house
• Exterior features: 1-acre lot; Front porch; Rear porch; Metal roof

Interior

• Bathrooms: 2 bathrooms
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Front porch; Rear porch

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% 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.
• Jones County School District (rural): math 40% / reading 39% proficiency, ranked #40 of 130 in MS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 23 units permitted in Jones County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($414 loan paydown + $3k appreciation (5.4% local appreciation)).
• Jones County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.10% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.21%
• DSCR: 2.88
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.9%
• Equity multiple: 4.15×
• Total profit: $52,793
• Equity at exit: $35,434

10-year hold

• IRR: 48.3%
• Equity multiple: 8.54×
• Total profit: $126,517
• Equity at exit: $62,423

Cash invested: $16,772 (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 39464

• Home prices YoY: 4.0%
• Active inventory: 16
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $590

Break-even live

Break-even rent $509

Max offer price $59,900

Occupancy floor 48%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $59,900 Active 21 DOM
2. 2026-06-18
   days on market $59,900 Active 20 DOM
3. 2026-06-17
   days on market $59,900 Active 19 DOM
4. 2026-06-16
   days on market $59,900 Active 18 DOM
5. 2026-06-15
   days on market $59,900 Active 17 DOM
6. 2026-06-14
   days on market $59,900 Active 15 DOM
7. 2026-06-13
   days on market $59,900 Active 14 DOM
8. 2026-06-10
   days on market $59,900 Active 12 DOM
9. 2026-06-09
   days on market $59,900 Active 11 DOM
10. 2026-06-08
    days on market $59,900 Active 10 DOM
11. 2026-06-07
    pricedays on market $59,900 Active 9 DOM
12. 2026-06-05
    days on market $79,999 Active 6 DOM
13. 2026-06-03
    days on market $79,999 Active 5 DOM
14. 2026-06-02
    days on market $79,999 Active 4 DOM
15. 2026-06-01
    days on market $79,999 Active 3 DOM
16. 2026-05-31
    days on market $79,999 Active 2 DOM
17. 2026-05-29
    listed $79,999 Active

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,070
• − Mortgage interest: −$3,355
• − Property taxes: −$757
• − Insurance: −$300
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$1,743
• Taxable income: $6,505
• Est. tax owed @ 24.0%: −$1,561
• After-tax cash flow: $5,518/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: Jones County School District
• NCES district ID: 2802280
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $41,051
• Composite: 33.24/100
• National rank: #5520
• State rank: #40 of 130 in MS

Livability — Ovett

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

Census & demographics

• Population (ZIP): 3,240

Population outlook (Jones County) Hauer SSP2

• Today (2025): 68,800 people
• By 2030: 68,773 · +-0.0%
• By 2040: 68,087 · -1.0%
• By 2050: 66,241 · -3.7%
• By 2075: 58,600 · -14.8%
• By 2100: 45,744 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 11% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Slovak 6% Serbian 4%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+46.8) · D 26.2% · R 73.0%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.6pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+42.2 2016: R+43.6 2012: R+38.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.41%
• Current HPI: 139.2024
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $79,999 MLSU

Property tax history

-1.9%/yr

Latest (2025): $757 · -5.8% YoY. Source: county tax records.