None · Scooba, MS 39358

$79,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 311 Days on market

Built 1980 Fair condition 2.00 ac lot ↓ 8% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks MLS

Charming Country Home in Scooba, MS! Experience peaceful country living on approximately 2 beautiful acres in Scooba, Mississippi. This 3-bedroom, 2-bath home offers rustic charm with upgraded interiors designed to resemble a cozy hunting lodge. Located just minutes from East Mississippi Community College, this property is ideal for a single-family residence, an income-producing rental, or a relaxing hunting camp retreat. With plenty of space and character, it's a perfect blend of comfort and country charm. Don't miss your chance to own this unique property with versatile potential! Agents see private remarks.

Key facts

• Upgraded interiors
• 2 acres
• Versatile potential

Tags

• 2 ACRES
• UPGRADED INTERIORS
• INCOME-PRODUCING RENTAL
• VERSATILE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#331 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Kemper County School District (rural): math 14% / reading 17% proficiency, ranked #108 of 130 in MS (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($550 loan paydown + $2k appreciation (3.0% local appreciation)).
• Kemper County population projected at -24% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.0

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: 23.7%
• Equity multiple: 2.35×
• Total profit: $29,973
• Equity at exit: $35,747

10-year hold

• IRR: 24.6%
• Equity multiple: 4.51×
• Total profit: $78,176
• Equity at exit: $55,090

Cash invested: $22,260 (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 39358

• Active inventory: 1
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $320

Break-even live

Break-even rent $695

Max offer price $79,500

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $79,500 Active 311 DOM
2. 2026-06-18
   days on market $79,500 Active 310 DOM
3. 2026-06-17
   days on market $79,500 Active 309 DOM
4. 2026-06-17
   price $79,500 Active 308 DOM
5. 2026-06-16
   days on market $87,500 Active 308 DOM
6. 2026-06-15
   days on market $87,500 Active 307 DOM
7. 2026-06-14
   days on market $87,500 Active 305 DOM
8. 2026-06-12
   days on market $87,500 Active 304 DOM
9. 2026-06-09
   days on market $87,500 Active 301 DOM
10. 2026-06-08
    days on market $87,500 Active 300 DOM
11. 2026-06-07
    days on market $87,500 Active 299 DOM
12. 2026-06-05
    days on market $87,500 Active 296 DOM
13. 2026-06-03
    days on market $87,500 Active 295 DOM
14. 2026-06-02
    days on market $87,500 Active 294 DOM
15. 2026-06-01
    days on market $87,500 Active 293 DOM
16. 2026-05-31
    days on market $87,500 Active 292 DOM
17. 2026-05-30
    days on market $87,500 Active 291 DOM
18. 2025-11-17
    price $87,500 617-char remark

    Show marketing remark (617 chars)

    Charming Country Home in Scooba, MS! Experience peaceful country living on approximately 2 beautiful acres in Scooba, Mississippi. This 3-bedroom, 2-bath home offers rustic charm with upgraded interiors designed to resemble a cozy hunting lodge. Located just minutes from East Mississippi Community College, this property is ideal for a single-family residence, an income-producing rental, or a relaxing hunting camp retreat. With plenty of space and character, it's a perfect blend of comfort and country charm. Don't miss your chance to own this unique property with versatile potential! Agents see private remarks.

19. 2025-08-12
    listed $95,000 Active 617-char remark

    Show marketing remark (617 chars)

    Charming Country Home in Scooba, MS! Experience peaceful country living on approximately 2 beautiful acres in Scooba, Mississippi. This 3-bedroom, 2-bath home offers rustic charm with upgraded interiors designed to resemble a cozy hunting lodge. Located just minutes from East Mississippi Community College, this property is ideal for a single-family residence, an income-producing rental, or a relaxing hunting camp retreat. With plenty of space and character, it's a perfect blend of comfort and country charm. Don't miss your chance to own this unique property with versatile potential! Agents see private remarks.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,206
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,313
• Taxable income: $2,737
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $3,183/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This charming country home in Scooba, MS, offers rustic charm with upgraded interiors designed to resemble a cozy hunting lodge. However, it requires moderate renovations to update the kitchen and bathrooms, paint the interior walls, and replace the carpeting to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — standard and in need of updating

Value-add opportunities

• Resale update kitchen cabinetry and countertops — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures — modernizing the bathrooms will attract more buyers
• Both paint interior walls — painting the interior walls will improve the home's curb appeal and resale value
• Both replace carpeting — replacing the carpeting will improve the home's curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale update kitchen cabinetry and countertops — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathrooms will attract more buyers ↑
• Both paint interior walls — painting the interior walls will improve the home's curb appeal and resale value ↑
• Both replace carpeting — replacing the carpeting will improve the home's curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kemper County School District
• NCES district ID: 2802310
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 17% ▼ -2.00%
• Median HH income: $29,122
• Composite: 12.18/100
• National rank: #9650
• State rank: #108 of 130 in MS

Livability — Scooba

• Score: 53/100
• State rank: #331
• US rank: #24603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scooba, MS
• City population: 1,123
• Population (ZIP): 1,123

Population outlook (Kemper County) Hauer SSP2

• Today (2025): 9,167 people
• By 2030: 8,674 · -5.4%
• By 2040: 7,778 · -15.2%
• By 2050: 6,968 · -24.0%
• By 2075: 5,459 · -40.4%
• By 2100: 4,315 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 36% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Kemper

• 2024 margin: D (+16.9) · D 58.3% · R 41.4%
• 2008→2024 swing: -8.4pp toward R · 2008: 25.3pp · 2024: 16.9pp
• All cycles: 2024: D+16.9 2020: D+23.2 2016: D+22.6 2012: D+28.7 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.9% since first listed

2 events — show timeline

• 2025-11-17 Price Changed $87,500 EMR
• 2025-08-12 Listed $95,000 EMR