135 CR 2254 · Saltillo, MS 38866

$115,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 10 Days on market

Built 1997 2.03 ac lot

---

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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and move in ready! This 1997 Legend 3 bedroom, 2 bath single-wide mobile home is situated on a spacious 1/2 acre lot in the Saltillo School District. Recent updates include a new roof, new LVP flooring, fresh interior paint, and stylish new kitchen backsplash. The kitchen features a new stainless steel gas range, and the refrigerator, washer, dryer and chest freezer will remain with the home. The washer and dryer are approximately 2.5 years old. Additional amenities include a new gas heater, whole house water filtration system, a double attached carport, and a functional floor plan making this property a great opportunity for first-time buyers, downsizers, or investors. All info

Key facts

• New lvp flooring
• Fresh interior paint
• New roof

Tags

• NEW ROOF
• NEW LVP FLOORING
• FRESH INTERIOR PAINT
• NEW KITCHEN BACKSPLASH
• NEW STAINLESS STEEL GAS RANGE
• DOUBLE ATTACHED CARPORT

Property features AI

Exterior

• Home design: Manufactured home (Residential)
• Exterior features: Lot dimensions approximately 229 x 387; Directions: Go north on 45 to Euclatubba Rd, around loop, continue onto CR 251, left on CR 599, left on CR 2254; home is on the right

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 69/100 on livability (#48 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Lee County School District (rural): math 37% / reading 35% proficiency, ranked #51 of 130 in MS (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 150 active listings in the ZIP; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

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. 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?
3. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $56,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 CR 599	0.22mi	2/2.0 (-1)	1,216 (-5%)	23mo	$54,000	$44	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,536
• Equity at exit: $17,147

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $37,963
• Equity at exit: $9,943

Cash invested: $32,200 (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 38866

• Home prices YoY: -18.5%
• Active inventory: 150
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $396

Break-even live

Break-even rent $859

Max offer price $115,000

Occupancy floor 66%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $115,000 Active 10 DOM
2. 2026-06-17
   days on market $115,000 Active 9 DOM
3. 2026-06-17
   price $115,000 Active 8 DOM
4. 2026-06-16
   days on market $139,900 Active 8 DOM
5. 2026-06-15
   days on market $139,900 Active 7 DOM
6. 2026-06-14
   days on market $139,900 Active 5 DOM
7. 2026-06-12
   days on market $139,900 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $139,900 Active 1 DOM

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $909 · $76/mo
• Expected delta: +$578/yr (+$48/mo · 174.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,323
• − Mortgage interest: −$6,442
• − Property taxes: −$331
• − Insurance: −$575
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,345
• Taxable income: $3,018
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,028/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: Lee County School District
• NCES district ID: 2802550
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $41,435
• Composite: 30.38/100
• National rank: #6253
• State rank: #51 of 130 in MS

Livability — Saltillo

• Score: 69/100
• State rank: #48
• US rank: #8244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,714
• Population (ZIP): 11,714

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 9% Asian 2% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 96% English-only · Vietnamese 2% Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.48%
• Current HPI: 173.8036
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1264.7% since first listed

10 events — show timeline

• 2026-06-08 Listed $139,900 NEMSBD
• 2025-01-03 Price Changed $105,000 NEMSBD
• 2024-12-07 Price Changed $115,000 NEMSBD
• 2024-10-21 Listed $122,000 NEMSBD
• 2024-09-23 Price Changed $110,000 NEMSBD
• 2024-09-06 Listed $120,000 NEMSBD
• 2023-09-01 Sold (Public Records) $85,000 Public Records
• 2023-09-01 Sold (MLS) — NEMSBD
• 2023-06-14 Listed $85,900 NEMSBD
• 2019-01-25 Sold (Public Records) $10,251 Public Records

Property tax history

-0.4%/yr

Latest (2023): $331 · +42.3% YoY. Source: county tax records.