235 Delta City Rd · Hollandale, MS 38748

$90,000

4 bd · 2.0 ba · 2,176 sqft · Manufactured public records · 156 Days on market

Built 2010 1.00 ac lot ↓ 10% since listing

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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 +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Don't miss out on this very well kept and maintained mobile home on approximately 1 acre in Hollandale, MS. This mobile home was built in 2010, but is just as nice today as it was the day it was purchased. With an open floor plan and large kitchen area, this home is perfect for a large family, entertaining guests or a camp house for a group of hunters. There are 4 bedrooms and 2 full bathrooms in the 2176 square feet. There is a separate laundry/mud room that has an exterior door on the side of the mobile home. The current owner has turned one of the bedrooms into a separate sitting room and also has recently added a brand new front porch. The septic tank was replaced within the last year as well. Some of the current furnishings in the home are negotiable to remain in the home with the new owner. This home sits in the middle of thousands of acres of open farmland giving you fantastic views of the horizon for beautiful sunrises and sunsets, and gives you ultimate privacy with your nearest neighbor over 1/4 mile away. This place is perfect for someone wanting a private home away from town or a camp for hunters wanting easy access to all the public hunting grounds in the delta.

Key facts

• Open floor plan
• New front porch
• Large kitchen area

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN AREA
• SEPARATE LAUNDRY MUD ROOM
• NEW FRONT PORCH
• ULTIMATE PRIVACY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#202 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Hollandale School District (town): math 5% / reading 16% proficiency, ranked #116 of 130 in MS (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 10 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $534 appreciation (0.6% local appreciation)).
• Washington County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 76% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.46% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.94%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.74×
• Total profit: $18,694
• Equity at exit: $28,836

10-year hold

• IRR: 18.8%
• Equity multiple: 3.20×
• Total profit: $55,489
• Equity at exit: $36,901

Cash invested: $25,200 (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 38748

• Home prices YoY: 1.1%
• Active inventory: 12
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $293

Break-even live

Break-even rent $946

Max offer price $90,000

Occupancy floor 73%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $90,000 Active 156 DOM
2. 2026-06-17
   days on market $90,000 Active 155 DOM
3. 2026-06-16
   days on market $90,000 Active 154 DOM
4. 2026-06-15
   days on market $90,000 Active 153 DOM
5. 2026-06-13
   days on market $90,000 Active 151 DOM
6. 2026-06-12
   days on market $90,000 Active 150 DOM
7. 2026-06-09
   days on market $90,000 Active 147 DOM
8. 2026-06-08
   days on market $90,000 Active 146 DOM
9. 2026-06-07
   days on market $90,000 Active 145 DOM
10. 2026-06-07
    days on market $90,000 Active 144 DOM
11. 2026-06-04
    days on market $90,000 Active 141 DOM
12. 2026-06-02
    days on market $90,000 Active 140 DOM
13. 2026-06-01
    days on market $90,000 Active 139 DOM
14. 2026-05-31
    days on market $90,000 Active 138 DOM
15. 2026-03-25
    price $90,000 1202-char remark

    Show marketing remark (1202 chars)

    Don't miss out on this very well kept and maintained mobile home on approximately 1 acre in Hollandale, MS. This mobile home was built in 2010, but is just as nice today as it was the day it was purchased. With an open floor plan and large kitchen area, this home is perfect for a large family, entertaining guests or a camp house for a group of hunters. There are 4 bedrooms and 2 full bathrooms in the 2176 square feet. There is a separate laundry/mud room that has an exterior door on the side of the mobile home. The current owner has turned one of the bedrooms into a separate sitting room and also has recently added a brand new front porch. The septic tank was replaced within the last year as well. Some of the current furnishings in the home are negotiable to remain in the home with the new owner. This home sits in the middle of thousands of acres of open farmland giving you fantastic views of the horizon for beautiful sunrises and sunsets, and gives you ultimate privacy with your nearest neighbor over 1/4 mile away. This place is perfect for someone wanting a private home away from town or a camp for hunters wanting easy access to all the public hunting grounds in the delta.

16. 2026-01-16
    status Active 1202-char remark

    Show marketing remark (1202 chars)

    Don't miss out on this very well kept and maintained mobile home on approximately 1 acre in Hollandale, MS. This mobile home was built in 2010, but is just as nice today as it was the day it was purchased. With an open floor plan and large kitchen area, this home is perfect for a large family, entertaining guests or a camp house for a group of hunters. There are 4 bedrooms and 2 full bathrooms in the 2176 square feet. There is a separate laundry/mud room that has an exterior door on the side of the mobile home. The current owner has turned one of the bedrooms into a separate sitting room and also has recently added a brand new front porch. The septic tank was replaced within the last year as well. Some of the current furnishings in the home are negotiable to remain in the home with the new owner. This home sits in the middle of thousands of acres of open farmland giving you fantastic views of the horizon for beautiful sunrises and sunsets, and gives you ultimate privacy with your nearest neighbor over 1/4 mile away. This place is perfect for someone wanting a private home away from town or a camp for hunters wanting easy access to all the public hunting grounds in the delta.

17. 2025-10-06
    historical 1202-char remark

    Show marketing remark (1202 chars)

    Don't miss out on this very well kept and maintained mobile home on approximately 1 acre in Hollandale, MS. This mobile home was built in 2010, but is just as nice today as it was the day it was purchased. With an open floor plan and large kitchen area, this home is perfect for a large family, entertaining guests or a camp house for a group of hunters. There are 4 bedrooms and 2 full bathrooms in the 2176 square feet. There is a separate laundry/mud room that has an exterior door on the side of the mobile home. The current owner has turned one of the bedrooms into a separate sitting room and also has recently added a brand new front porch. The septic tank was replaced within the last year as well. Some of the current furnishings in the home are negotiable to remain in the home with the new owner. This home sits in the middle of thousands of acres of open farmland giving you fantastic views of the horizon for beautiful sunrises and sunsets, and gives you ultimate privacy with your nearest neighbor over 1/4 mile away. This place is perfect for someone wanting a private home away from town or a camp for hunters wanting easy access to all the public hunting grounds in the delta.

18. 2025-10-03
    listed $100,000 Active 1202-char remark

    Show marketing remark (1202 chars)

    Don't miss out on this very well kept and maintained mobile home on approximately 1 acre in Hollandale, MS. This mobile home was built in 2010, but is just as nice today as it was the day it was purchased. With an open floor plan and large kitchen area, this home is perfect for a large family, entertaining guests or a camp house for a group of hunters. There are 4 bedrooms and 2 full bathrooms in the 2176 square feet. There is a separate laundry/mud room that has an exterior door on the side of the mobile home. The current owner has turned one of the bedrooms into a separate sitting room and also has recently added a brand new front porch. The septic tank was replaced within the last year as well. Some of the current furnishings in the home are negotiable to remain in the home with the new owner. This home sits in the middle of thousands of acres of open farmland giving you fantastic views of the horizon for beautiful sunrises and sunsets, and gives you ultimate privacy with your nearest neighbor over 1/4 mile away. This place is perfect for someone wanting a private home away from town or a camp for hunters wanting easy access to all the public hunting grounds in the delta.

ⓘ 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 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $15,807
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$1,952
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,618
• Taxable income: $2,316
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $2,965/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: Hollandale School District
• NCES district ID: 2801890
• Math proficiency: 5% ▼ -20.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $26,801
• Composite: 7.78/100
• National rank: #9935
• State rank: #116 of 130 in MS

Livability — Hollandale

• Score: 61/100
• State rank: #202
• US rank: #18250

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

• Population (ZIP): 3,047

Population outlook (Washington County) Hauer SSP2

• Today (2025): 41,424 people
• By 2030: 38,061 · -8.1%
• By 2040: 31,752 · -23.3%
• By 2050: 26,394 · -36.3%
• By 2075: 17,180 · -58.5%
• By 2100: 12,936 · -68.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 24%
• Common ancestry: Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+35.0) · D 67.0% · R 32.0% · Other 1.1%
• 2008→2024 swing: +0.2pp no change · 2008: 34.7pp · 2024: 35.0pp
• All cycles: 2024: D+35.0 2020: D+40.0 2016: D+36.4 2012: D+42.7 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.59%
• Current HPI: 56.0958
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.0% since first listed

4 events — show timeline

• 2026-03-25 Price Changed $90,000 MLSU
• 2026-01-16 Relisted — MLSU
• 2025-10-06 Listing Removed — MLSU
• 2025-10-03 Listed $100,000 MLSU

Property tax history

+2.8%/yr

Latest (2025): $3 · +0.0% YoY. Source: county tax records.