60001 Powell St · Smithville, MS 38870

$45,000

2 bd · 2.0 ba · 980 sqft · Other · 6 Days on market

Built 1994 0.26 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this existing mobile home. Whether you're looking for a rental investment, a fixer-upper project, a place for a new manufactured home, or a future homesite, this property offers multiple possibilities.

Key facts

• 0.26 acre lot
• Built 1994
• Listed 6 days

Property features AI

Finance

• Financial info: Annual property tax approximately $200

Exterior

• Parking: Detached carport
• Home design: Manufactured home (Residential)
• Construction: Year built not specified
• Exterior features: Lot approximately 0.26 acres (100 x 114)

Interior

• Bedrooms: Not specified
• Bathrooms: 2 full bathrooms
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $45k).

Location & tenants

• Location reads 62/100 on livability (#173 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Monroe County School District (rural): math 55% / reading 42% proficiency, ranked #17 of 130 in MS (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Monroe County population projected at -21% 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $45,000

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. 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.
3. 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.
4. 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: 1.94% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.31%
• DSCR: 2.79
• GRM: 4.3

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: 36.7%
• Equity multiple: 2.56×
• Total profit: $19,652
• Equity at exit: $6,710

10-year hold

• IRR: 43.3%
• Equity multiple: 5.11×
• Total profit: $51,770
• Equity at exit: $3,891

Cash invested: $12,600 (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 38870

• Home prices YoY: -15.9%
• Active inventory: 17
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$13 /mo · $152/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $423

Break-even live

Break-even rent $338

Max offer price $45,000

Occupancy floor 47%

Sensitivity live

Price	-10% $449	-5% $436	+0% $423	+5% $411	+10% $398
Rent	-10% $354	-5% $389	+0% $423	+5% $458	+10% $492
Rate	-1.0pp $446	-0.5pp $435	base $423	+0.5pp $412	+1.0pp $400

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $45,000 Active 6 DOM
2. 2026-06-18
   days on market $45,000 Active 4 DOM
3. 2026-06-17
   days on market $45,000 Active 3 DOM
4. 2026-06-16
   days on market $45,000 Active 2 DOM
5. 2026-06-15
   remarks 225-char remark
6. 2026-06-15
   listed $45,000 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: $152 · $13/mo
• Projected year-2 tax: $356 · $30/mo
• Expected delta: +$204/yr (+$17/mo · 134.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $10,491
• − Mortgage interest: −$2,521
• − Property taxes: −$152
• − Insurance: −$225
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$1,309
• Taxable income: $4,606
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $3,974/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: Monroe County School District
• NCES district ID: 2802940
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $44,077
• Composite: 41.04/100
• National rank: #3579
• State rank: #17 of 130 in MS

Livability — Smithville

• Score: 62/100
• State rank: #173
• US rank: #16338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smithville, MS
• Population (ZIP): 2,471

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.13%
• Current HPI: 138.219
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-14 Listed $45,000 NEMSBD