3231 Mallalieu Dr · Ruth, MS 39662

$79,900

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 52 Days on market

Built 2003 2.00 ac lot Est $78k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +7.9/10.0
• ARV discount +6.4/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Peaceful country living on 2 beautiful acres in the desirable Enterprise school district, this 2003, 3 bedroom, 2 bath manufactured home offers a spacious 1,904 sq ft layout with a cozy recessed den that's perfect for relaxing or entertaining. Large windows frame pastoral views and bring in natural light, and the open yard gives you plenty of room for gardening, pets, or outdoor gatherings under the big Mississippi sky. Tucked away off the road, the property feels very secluded for your privacy needs--yet you still enjoy modern convenience, as Amazon does deliver here. Priced at a discount to reflect the non working central HVAC, this home gives buyers room to install their preferred new system; two quality window A/C units (a 12,000 BTU unit for the living room and an 8,000 BTU unit for the primary bedroom) will remain to keep the main living areas comfortable from day one

Key facts

• Recessed den
• Pastoral view
• Spacious layout

Tags

• 2 BEAUTIFUL ACRES
• SPACIOUS LAYOUT
• RECESSED DEN
• PASTORAL VIEW

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $409 ($5k/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: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lincoln County School District (rural): math 33% / reading 42% proficiency, ranked #46 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 10 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $5k appreciation (5.8% local appreciation)).
• Lincoln County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.45% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.92%
• DSCR: 1.98
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $78,064
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3083 Primitive Dr SE	0.24mi	4/2.0 (+1)	2,061 (+8%)	14mo	$85,500	$41	58

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

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.15×
• Total profit: $48,037
• Equity at exit: $49,107

10-year hold

• IRR: 31.2%
• Equity multiple: 6.42×
• Total profit: $121,184
• Equity at exit: $88,100

Cash invested: $22,372 (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 39662

• Home prices YoY: 4.0%
• Active inventory: 13
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $409

Break-even live

Break-even rent $641

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-14
   status Pending 886-char remark

   Show marketing remark (886 chars)

   Peaceful country living on 2 beautiful acres in the desirable Enterprise school district, this 2003, 3 bedroom, 2 bath manufactured home offers a spacious 1,904 sq ft layout with a cozy recessed den that's perfect for relaxing or entertaining. Large windows frame pastoral views and bring in natural light, and the open yard gives you plenty of room for gardening, pets, or outdoor gatherings under the big Mississippi sky. Tucked away off the road, the property feels very secluded for your privacy needs--yet you still enjoy modern convenience, as Amazon does deliver here. Priced at a discount to reflect the non working central HVAC, this home gives buyers room to install their preferred new system; two quality window A/C units (a 12,000 BTU unit for the living room and an 8,000 BTU unit for the primary bedroom) will remain to keep the main living areas comfortable from day one

2. 2026-04-10
   price $79,900 886-char remark

   Show marketing remark (886 chars)

   Peaceful country living on 2 beautiful acres in the desirable Enterprise school district, this 2003, 3 bedroom, 2 bath manufactured home offers a spacious 1,904 sq ft layout with a cozy recessed den that's perfect for relaxing or entertaining. Large windows frame pastoral views and bring in natural light, and the open yard gives you plenty of room for gardening, pets, or outdoor gatherings under the big Mississippi sky. Tucked away off the road, the property feels very secluded for your privacy needs--yet you still enjoy modern convenience, as Amazon does deliver here. Priced at a discount to reflect the non working central HVAC, this home gives buyers room to install their preferred new system; two quality window A/C units (a 12,000 BTU unit for the living room and an 8,000 BTU unit for the primary bedroom) will remain to keep the main living areas comfortable from day one

3. 2026-03-23
   listed $85,500 Active 886-char remark

   Show marketing remark (886 chars)

   Peaceful country living on 2 beautiful acres in the desirable Enterprise school district, this 2003, 3 bedroom, 2 bath manufactured home offers a spacious 1,904 sq ft layout with a cozy recessed den that's perfect for relaxing or entertaining. Large windows frame pastoral views and bring in natural light, and the open yard gives you plenty of room for gardening, pets, or outdoor gatherings under the big Mississippi sky. Tucked away off the road, the property feels very secluded for your privacy needs--yet you still enjoy modern convenience, as Amazon does deliver here. Priced at a discount to reflect the non working central HVAC, this home gives buyers room to install their preferred new system; two quality window A/C units (a 12,000 BTU unit for the living room and an 8,000 BTU unit for the primary bedroom) will remain to keep the main living areas comfortable from day one

4. 2024-06-12
   soldstatus 537-char remark

   Show marketing remark (537 chars)

   2079 sq ft 3BR 2 BA doublewide mobile home for sale on 2 acres of land in Lincoln County MS. This large home features two living areas, large master suite with full private bathroom, 2 acres of land and a big covered back deck. this house for sale is in Enterprise school district and is located in a great location on a quiet country road. The entire interior has just been recently painted and a metal roof was installed in 2017. Don't missed out on this home in the country that combines space and comfort all in a desirable setting.

5. 2024-06-12
   soldstatus

   Show marketing remark (537 chars)

   2079 sq ft 3BR 2 BA doublewide mobile home for sale on 2 acres of land in Lincoln County MS. This large home features two living areas, large master suite with full private bathroom, 2 acres of land and a big covered back deck. this house for sale is in Enterprise school district and is located in a great location on a quiet country road. The entire interior has just been recently painted and a metal roof was installed in 2017. Don't missed out on this home in the country that combines space and comfort all in a desirable setting.

6. 2024-05-11
   listed $89,500 537-char remark

   Show marketing remark (537 chars)

   2079 sq ft 3BR 2 BA doublewide mobile home for sale on 2 acres of land in Lincoln County MS. This large home features two living areas, large master suite with full private bathroom, 2 acres of land and a big covered back deck. this house for sale is in Enterprise school district and is located in a great location on a quiet country road. The entire interior has just been recently painted and a metal roof was installed in 2017. Don't missed out on this home in the country that combines space and comfort all in a desirable setting.

7. 2023-12-11
   soldstatus $75,000
8. 2023-11-24
   soldstatus
9. 2023-10-17
   listed $84,000
10. 2022-11-10
    soldstatus
11. 2022-11-09
    soldstatus
12. 2022-10-13
    listed $69,000
13. 2022-07-18
    historical
14. 2022-07-11
    listed $69,000
15. 2021-10-02
    historical
16. 2017-12-15
    soldstatus
17. 2015-04-30
    soldstatus
18. 2015-04-01
    listed $25,000
19. 2010-07-06
    listed $31,500
20. 2006-01-13
    soldstatus

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $647 · $54/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $13,898
• − Mortgage interest: −$4,476
• − Property taxes: −$647
• − Insurance: −$400
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,324
• Taxable income: $3,828
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $3,986/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: Lincoln County School District
• NCES district ID: 2802640
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,493
• Composite: 31.58/100
• National rank: #5950
• State rank: #46 of 130 in MS

Livability — Ruth

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,219

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,188 people
• By 2030: 33,627 · -1.6%
• By 2040: 32,089 · -6.1%
• By 2050: 29,981 · -12.3%
• By 2075: 23,581 · -31.0%
• By 2100: 16,413 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 11% Two or more races 5% Asian 1%
• Common ancestry: Romanian 3%
• Foreign-born: 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+45.4) · D 27.0% · R 72.3%
• 2008→2024 swing: -13.2pp toward R · 2008: -32.2pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+39.0 2016: R+40.1 2012: R+31.1 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.78%
• Current HPI: 149.5079
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+153.7% since first listed

20 events — show timeline

• 2026-05-14 Pending — MLSU
• 2026-04-10 Price Changed $79,900 MLSU
• 2026-03-23 Listed $85,500 MLSU
• 2024-06-12 Sold (Public Records) — Public Records
• 2024-06-12 Sold (MLS) — MLSU
• 2024-05-11 Listed $89,500 MLSU
• 2023-12-11 Sold (Public Records) $75,000 Public Records
• 2023-11-24 Sold (MLS) — MLSU
• 2023-10-17 Listed $84,000 MLSU
• 2022-11-10 Sold (Public Records) — Public Records
• 2022-11-09 Sold (MLS) — MLSU
• 2022-10-13 Listed $69,000 MLSU
• 2022-07-18 Listing Removed — MLSU
• 2022-07-11 Listed $69,000 MLSU
• 2021-10-02 Listing Removed — MLSU
• 2017-12-15 Sold (Public Records) — Public Records
• 2015-04-30 Sold (MLS) — MLSU
• 2015-04-01 Listed $25,000 MLSU
• 2010-07-06 Listed $31,500 MLSU
• 2006-01-13 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2024): $647 · +139.0% YoY. Source: county tax records.