19500 Angel Ln · Wade, MS 39562

$85,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 62 Days on market

Built 1999 0.94 ac lot $58/sqft · 27% below area Est $116k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET AT NO FAULT OF THE SELLER. Great 1 acre +/- property with double wide mobile home with great potential to bring it back to its natural charm. Just needs some TLC and elbow grease and she will be restored for a great investment. The school district which this home is zoned for in the Wade/Hurley area is award winning. We have a lender standing by to help you get approved with down payment assistance for those who qualify. Give your favorite Realtor a call today to see it.

Key facts

• 0.94 acre lot
• Built 1999
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#256 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D+, schools F, amenities F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 109 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (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. 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. 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?
5. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.56%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (median comp): $116,228
• List price: $85,000
• Delta: -26.87%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.8%
• Equity multiple: 2.20×
• Total profit: $28,593
• Equity at exit: $12,674

10-year hold

• IRR: 36.2%
• Equity multiple: 4.33×
• Total profit: $79,364
• Equity at exit: $7,349

Cash invested: $23,800 (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 39562

• Home prices YoY: -25.6%
• Active inventory: 109
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$18 /mo · $221/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $666

Break-even live

Break-even rent $632

Max offer price $85,000

Occupancy floor 50%

Sensitivity live

Price	-10% $714	-5% $690	+0% $666	+5% $642	+10% $618
Rent	-10% $549	-5% $607	+0% $666	+5% $724	+10% $782
Rate	-1.0pp $708	-0.5pp $687	base $666	+0.5pp $644	+1.0pp $621

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 62 DOM
2. 2026-06-17
   days on market $85,000 Active 61 DOM
3. 2026-06-16
   days on market $85,000 Active 60 DOM
4. 2026-06-15
   days on market $85,000 Active 59 DOM
5. 2026-06-14
   days on market $85,000 Active 57 DOM
6. 2026-06-13
   days on market $85,000 Active 56 DOM
7. 2026-06-10
   days on market $85,000 Active 54 DOM
8. 2026-06-09
   days on market $85,000 Active 53 DOM
9. 2026-06-08
   days on market $85,000 Active 52 DOM
10. 2026-06-07
    days on market $85,000 Active 51 DOM
11. 2026-06-05
    days on market $85,000 Active 48 DOM
12. 2026-06-03
    days on market $85,000 Active 47 DOM
13. 2026-06-02
    days on market $85,000 Active 46 DOM
14. 2026-06-01
    days on market $85,000 Active 45 DOM
15. 2026-05-31
    days on market $85,000 Active 44 DOM
16. 2026-05-30
    days on market $85,000 Active 43 DOM
17. 2026-05-06
    status Active 499-char remark

    Show marketing remark (499 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. Great 1 acre +/- property with double wide mobile home with great potential to bring it back to its natural charm. Just needs some TLC and elbow grease and she will be restored for a great investment. The school district which this home is zoned for in the Wade/Hurley area is award winning. We have a lender standing by to help you get approved with down payment assistance for those who qualify. Give your favorite Realtor a call today to see it.

18. 2026-03-26
    status Pending 499-char remark

    Show marketing remark (499 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. Great 1 acre +/- property with double wide mobile home with great potential to bring it back to its natural charm. Just needs some TLC and elbow grease and she will be restored for a great investment. The school district which this home is zoned for in the Wade/Hurley area is award winning. We have a lender standing by to help you get approved with down payment assistance for those who qualify. Give your favorite Realtor a call today to see it.

19. 2026-03-05
    listed $85,000 Active 499-char remark

    Show marketing remark (499 chars)

    BACK ON THE MARKET AT NO FAULT OF THE SELLER. Great 1 acre +/- property with double wide mobile home with great potential to bring it back to its natural charm. Just needs some TLC and elbow grease and she will be restored for a great investment. The school district which this home is zoned for in the Wade/Hurley area is award winning. We have a lender standing by to help you get approved with down payment assistance for those who qualify. Give your favorite Realtor a call today to see it.

ⓘ 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: $221 · $18/mo
• Projected year-2 tax: $672 · $56/mo
• Expected delta: +$450/yr (+$38/mo · 203.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $17,701
• − Mortgage interest: −$4,761
• − Property taxes: −$221
• − Insurance: −$425
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,473
• Taxable income: $6,988
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $6,311/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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Wade

• Score: 59/100
• State rank: #256
• US rank: #20454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wade, MS
• Population (ZIP): 17,142

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.87%
• Current HPI: 182.2784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-06 Relisted — MLSU
• 2026-03-26 Pending — MLSU
• 2026-03-05 Listed $85,000 MLSU

Property tax history

+1.5%/yr

Latest (2025): $221 · +18.5% YoY. Source: county tax records.