3806 NW Bouie Mill Rd · Brookhaven, MS 39601

$50,000

4 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 2 Days on market

Built 2003 3.01 ac lot Est $56k · 11% under

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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
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION Spacious 4 Bedroom 2Bath Mobile Home on 3 Acres located in Lloyd Star School District, Choose FHA financing to qualify for $100 down payment, ask agent for details. NEW BROKER BONUS: Property eligible for Selling Agent Broker Bonus for bids submitted on or after Dec.1, 2011. Before day 34 100% $600 Days 35 to 39 75% $450 Days 40 to 43 50% $300

Key facts

• Mobile home
• Quick access
• Prime rural location

Tags

• APPROXIMATELY 3 ACRES
• PRIME RURAL LOCATION
• QUICK ACCESS
• PRIVACY OF COUNTRY LIVING
• MOBILE HOME

Property features AI

Finance

• Financial info: Annual taxes reported
• HOA & community: Community features: other

Exterior

• Parking: Other parking
• Utilities: Sewer: other; Water source: other; Utilities: other
• Home design: Manufactured home; Manufactured house; One level
• Construction: Approximately 2,000 building area
• Exterior features: Patio or porch: other; Other exterior features; Many trees on the lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (other); Central air conditioning (electric)
• Interior features: Fixer condition; Plans used for living area measurement
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 25.4% vs local median 4.9% in Brookhaven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#96 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+; Watch: schools C-, amenities F, commute F.
• 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: 174 active listings in the ZIP; 10 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at -12% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago 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: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $50,000

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: 2.84% ✓
• Cap rate: 25.43%
• Cash-on-cash: 68.35%
• DSCR: 4.04
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $56,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3806 NW Bouie Mill Rd	0.00mi	4/2.0	2,000 (-11%)	0mo	$50,000	$25	82

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

Projected returns pro-forma

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

5-year hold

• IRR: 67.8%
• Equity multiple: 4.05×
• Total profit: $42,694
• Equity at exit: $7,455

10-year hold

• IRR: 71.9%
• Equity multiple: 8.33×
• Total profit: $102,612
• Equity at exit: $4,323

Cash invested: $14,000 (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 39601

• Home prices YoY: -26.6%
• Active inventory: 174
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $797

Break-even live

Break-even rent $412

Max offer price $50,000

Occupancy floor 39%

Sensitivity live

Price	-10% $826	-5% $812	+0% $797	+5% $783	+10% $769
Rent	-10% $685	-5% $741	+0% $797	+5% $854	+10% $910
Rate	-1.0pp $823	-0.5pp $810	base $797	+0.5pp $784	+1.0pp $771

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-03
   status $50,000 Pending 2 DOM
2. 2026-06-02
   days on market $50,000 Active 2 DOM
3. 2026-06-01
   remarks 699-char remark
4. 2026-06-01
   listed $50,000 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: $513 · $43/mo
• Projected year-2 tax: $513 · $43/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,061
• − Mortgage interest: −$2,801
• − Property taxes: −$513
• − Insurance: −$250
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$1,455
• Taxable income: $9,313
• Est. tax owed @ 24.0%: −$2,235
• After-tax cash flow: $7,334/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 — Brookhaven

• Score: 66/100
• State rank: #96
• US rank: #12022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,748
• Population (ZIP): 23,748

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: Majority White (62%)
• Race & ethnicity: White 62% Black 36% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 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: ▼ -57.93%
• Current HPI: 159.7072
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+13.6% since first listed

5 events — show timeline

• 2026-05-31 Listed $50,000 MLSU
• 2012-08-20 Sold (Public Records) — Public Records
• 2012-08-08 Sold (MLS) — MLSU
• 2012-04-25 Listed $44,000 MLSU
• 2004-09-10 Sold (Public Records) — Public Records

Property tax history

-1.9%/yr

Latest (2024): $513 · +16.1% YoY. Source: county tax records.