1031 Beck · Fernwood, MS 39648

$72,000

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 318 Days on market

Built 2005 1.33 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charmingly renovated bedroom 2 bath mobile home nestled on a spacious 1.33 acre lot. Built in 2005 and thoughtfully updated, this home offers the perfect blend of modern convenience and peaceful country living. This home features open floor plan with new flooring, fresh paint, new roofing and updated kitchen and baths. Great starter home or retirement cottage . Come settle in at this adorable home today as a place to call your own.

Key facts

• Open floor plan
• Fresh paint
• New flooring

Tags

• RENOVATED MOBILE HOME
• SPACIOUS ACRE LOT
• OPEN FLOOR PLAN
• NEW FLOORING
• FRESH PAINT
• NEW ROOFING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• South Pike School District (rural): math 12% / reading 21% proficiency, ranked #105 of 130 in MS (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 190 active listings in the ZIP; 10 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pike County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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: severe wind risk, 98% chance of damaging wind over 30y; severe 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 $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.24% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $6,070
• Equity at exit: $10,735

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $28,043
• Equity at exit: $6,225

Cash invested: $20,160 (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 39648

• Active inventory: 190
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$20 /mo · $234/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $279

Break-even live

Break-even rent $541

Max offer price $72,000

Occupancy floor 64%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $72,000 Active 318 DOM
2. 2026-06-17
   days on market $72,000 Active 317 DOM
3. 2026-06-16
   days on market $72,000 Active 316 DOM
4. 2026-06-15
   days on market $72,000 Active 315 DOM
5. 2026-06-13
   days on market $72,000 Active 313 DOM
6. 2026-06-12
   days on market $72,000 Active 312 DOM
7. 2026-06-09
   days on market $72,000 Active 309 DOM
8. 2026-06-08
   days on market $72,000 Active 308 DOM
9. 2026-06-07
   days on market $72,000 Active 307 DOM
10. 2026-06-07
    days on market $72,000 Active 306 DOM
11. 2026-06-04
    days on market $72,000 Active 303 DOM
12. 2026-06-02
    days on market $72,000 Active 302 DOM
13. 2026-06-01
    days on market $72,000 Active 301 DOM
14. 2026-05-31
    days on market $72,000 Active 300 DOM
15. 2025-07-08
    listed $72,000 Active 449-char remark

    Show marketing remark (449 chars)

    Discover this charmingly renovated bedroom 2 bath mobile home nestled on a spacious 1.33 acre lot. Built in 2005 and thoughtfully updated, this home offers the perfect blend of modern convenience and peaceful country living. This home features open floor plan with new flooring, fresh paint, new roofing and updated kitchen and baths. Great starter home or retirement cottage . Come settle in at this adorable home today as a place to call your own.

16. 2021-11-09
    soldstatus 85-char remark

    Show marketing remark (85 chars)

    Fixer-upper mobile home situated on 1.3 acres in a country setting. Open floor plan.

17. 2021-04-24
    listed $25,000 85-char remark

    Show marketing remark (85 chars)

    Fixer-upper mobile home situated on 1.3 acres in a country setting. Open floor plan.

18. 2020-11-12
    soldstatus
19. 2009-01-30
    soldstatus
20. 2006-01-30
    soldstatus

ⓘ 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: $234 · $20/mo
• Projected year-2 tax: $569 · $47/mo
• Expected delta: +$335/yr (+$28/mo · 142.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $10,725
• − Mortgage interest: −$4,033
• − Property taxes: −$234
• − Insurance: −$360
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$2,095
• Taxable income: $2,287
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,799/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: South Pike School District
• NCES district ID: 2804080
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 21% ▼ -3.00%
• Median HH income: $29,674
• Composite: 13.04/100
• National rank: #9566
• State rank: #105 of 130 in MS

Livability — Fernwood

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

Census & demographics

• Population (ZIP): 19,767

Population outlook (Pike County) Hauer SSP2

• Today (2025): 38,766 people
• By 2030: 37,874 · -2.3%
• By 2040: 35,743 · -7.8%
• By 2050: 33,276 · -14.2%
• By 2075: 26,799 · -30.9%
• By 2100: 18,562 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 32% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pike

• 2024 margin: Toss-up / Even · D 47.8% · R 51.3%
• 2008→2024 swing: -7.0pp toward R · 2008: 3.5pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+1.0 2016: R+0.7 2012: D+7.6 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.61%
• Current HPI: 92.2495
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+188.0% since first listed

6 events — show timeline

• 2025-07-08 Listed $72,000 MLSU
• 2021-11-09 Sold (MLS) — MLSU
• 2021-04-24 Listed $25,000 MLSU
• 2020-11-12 Sold (Public Records) — Public Records
• 2009-01-30 Sold (Public Records) — Public Records
• 2006-01-30 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $234 · -8.0% YoY. Source: county tax records.