11356 Doerner Ln · Collinsville, MS 39325

$219,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 69 Days on market

Built 2007 5.20 ac lot ↓ 27% since listing

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peace & Quiet Living is found right here in Collinsville. Come enjoy the country setting you will find in this fabulous 3 bedroom 2 bathroom home resting on approx. 5.2 acres. You have plenty of property on both sides of you home and you can just rest on your front porch and enjoy the tranquility. West Lauderdale School system is a rock's throw away and you will love the slower pace of life that you will find right here. Nice Archways in the kitchen & dining areas plus a large Master bedroom & bathroom. Plenty of covered parking with 2 -double carports & 1 has additional covered parking for trailers & movers etc. Very Nice stonework in the master bathroom & Great-room. Also offers a kitchen island & Bar plus a pantry closet. Storage building in the back yard and many more features.

Key facts

• 5.2 acre lot
• 4 garage spots
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#25 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lauderdale County School District (rural): math 37% / reading 41% proficiency, ranked #39 of 130 in MS (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Lauderdale Elementary School (math 41% / reading 49%, grade D-, #90 of 375 statewide, top 24%, 687 students, 100% FRL); West Lauderdale Middle School (math 52% / reading 53%, grade C+, #22 of 179 statewide, top 13%, 525 students, 99% FRL); West Lauderdale High School (math 42% / reading 57%, grade D, #22 of 197 statewide, top 12%, 589 students, 100% FRL) — zoned schools average 100% FRL vs 48% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 18 units permitted in Lauderdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lauderdale County population projected at -18% 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 $61k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($206k) 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: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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. 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: 1.23% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 6.8

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $3,463
• Equity at exit: $32,654

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $53,282
• Equity at exit: $18,935

Cash invested: $61,320 (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 39325

• Home prices YoY: -16.7%
• Active inventory: 27
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,689 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $611

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 72%

Sensitivity live

Price	-10% $762	-5% $687	+0% $611	+5% $535	+10% $460
Rent	-10% $398	-5% $505	+0% $611	+5% $717	+10% $823
Rate	-1.0pp $721	-0.5pp $667	base $611	+0.5pp $554	+1.0pp $496

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $219,000 Active 69 DOM
2. 2026-06-21
   days on market $219,000 Active 68 DOM
3. 2026-06-19
   days on market $219,000 Active 66 DOM
4. 2026-06-18
   days on market $219,000 Active 65 DOM
5. 2026-06-17
   days on market $219,000 Active 64 DOM
6. 2026-06-16
   days on market $219,000 Active 63 DOM
7. 2026-06-15
   days on market $219,000 Active 62 DOM
8. 2026-06-14
   days on market $219,000 Active 60 DOM
9. 2026-06-12
   days on market $219,000 Active 59 DOM
10. 2026-06-09
    days on market $219,000 Active 56 DOM
11. 2026-06-08
    days on market $219,000 Active 55 DOM
12. 2026-06-07
    days on market $219,000 Active 54 DOM
13. 2026-06-05
    days on market $219,000 Active 51 DOM
14. 2026-06-03
    days on market $219,000 Active 50 DOM
15. 2026-06-02
    days on market $219,000 Active 49 DOM
16. 2026-06-01
    days on market $219,000 Active 48 DOM
17. 2026-05-31
    days on market $219,000 Active 47 DOM
18. 2026-05-30
    days on market $219,000 Active 46 DOM
19. 2026-04-14
    listed $219,000 Active 835-char remark

    Show marketing remark (835 chars)

    Peace & Quiet Living is found right here in Collinsville. Come enjoy the country setting you will find in this fabulous 3 bedroom 2 bathroom home resting on approx. 5.2 acres. You have plenty of property on both sides of you home and you can just rest on your front porch and enjoy the tranquility. West Lauderdale School system is a rock's throw away and you will love the slower pace of life that you will find right here. Nice Archways in the kitchen & dining areas plus a large Master bedroom & bathroom. Plenty of covered parking with 2 -double carports & 1 has additional covered parking for trailers & movers etc. Very Nice stonework in the master bathroom & Great-room. Also offers a kitchen island & Bar plus a pantry closet. Storage building in the back yard and many more features.

20. 2026-02-28
    price $285,000
21. 2026-02-07
    listed $300,000 Active

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

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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $32,269
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$6,371
• Taxable income: $4,088
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $6,350/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: Lauderdale County School District
• NCES district ID: 2802430
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $45,778
• Composite: 33.25/100
• National rank: #5517
• State rank: #39 of 130 in MS

Livability — Collinsville

• Score: 72/100
• State rank: #25
• US rank: #6359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,064

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 75,158 people
• By 2030: 72,770 · -3.2%
• By 2040: 67,309 · -10.4%
• By 2050: 61,797 · -17.8%
• By 2075: 49,790 · -33.8%
• By 2100: 39,797 · -47.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 12%
• Common ancestry: Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Strong R (+21.2) · D 39.0% · R 60.2%
• 2008→2024 swing: -2.3pp toward R · 2008: -18.9pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+16.0 2016: R+23.0 2012: R+15.5 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.84%
• Current HPI: 138.6021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-27.0% since first listed

3 events — show timeline

• 2026-04-14 Listed $219,000 EMR
• 2026-02-28 Price Changed $285,000 EMR
• 2026-02-07 Listed $300,000 EMR