660 Woodrow Martin Rd · Polkville, MS 39042

$189,000

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 17 Days on market

Built 2010 Good condition 3.03 ac lot

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to peaceful country living! This spacious 4-bedroom, 2-bath manufactured home offers nearly 1,700 square feet of comfortable living space and sits on approximately 3 beautiful acres. Inside, you'll find a large open layout with wood-look vinyl flooring and carpet throughout, creating both style and comfort. The kitchen is designed with both functionality and style in mind, featuring stainless steel appliances, a separate pantry, and a large island with a breakfast bar area that's perfect for gatherings, meal prep, or casual dining. The oversized master suite features a private bath with a separate soaking tub and shower area, perfect for relaxing after a long day. Enjoy the qui

Key facts

• Separate pantry
• Open layout
• Large island

Tags

• OPEN LAYOUT
• STAINLESS STEEL APPLIANCES
• SEPARATE PANTRY
• LARGE ISLAND
• BREAKFAST BAR
• OVERSIZED MASTER SUITE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home; Manufactured house; One level; Move-in ready
• Construction: Siding exterior; Conventional foundation; Asphalt roof; Built in owner-reported year
• Exterior features: Wooded lot; Outdoor lighting

Interior

• Kitchen: Built-in electric range; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Crown molding; Eat-in kitchen; Kitchen island; Pantry; Soaking tub; Blinds; Dead bolt lock(s)
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#269 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Rankin County School District (rural): math 56% / reading 48% proficiency, ranked #6 of 130 in MS (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Puckett Elementary School (math 47% / reading 44%, grade D-, #89 of 375 statewide, top 24%, 380 students, 99% FRL); Puckett Attendance Center (math 52% / reading 37%, grade F, #36 of 197 statewide, top 19%, 342 students, 99% FRL) — zoned schools average 99% FRL vs 35% district-wide (65 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.1%/yr); 302 active listings in the ZIP; solid renter incomes; 343 units permitted in Rankin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rankin County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.1% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,165 (1.5% below list)

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. 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?
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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.13% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.88×
• Total profit: $-6,109
• Equity at exit: $28,181

10-year hold

• IRR: 10.9%
• Equity multiple: 2.01×
• Total profit: $53,461
• Equity at exit: $16,341

Cash invested: $52,920 (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 39042

• Home prices YoY: -34.3%
• Rents YoY: 7.1%
• Active inventory: 302
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,971 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $251

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 82%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-08
   status $189,000 Pending 17 DOM
2. 2026-06-07
   days on market $189,000 Active 17 DOM
3. 2026-06-03
   days on market $189,000 Active 13 DOM
4. 2026-06-02
   days on market $189,000 Active 12 DOM
5. 2026-06-01
   days on market $189,000 Active 11 DOM
6. 2026-05-31
   days on market $189,000 Active 10 DOM
7. 2026-05-30
   days on market $189,000 Active 9 DOM
8. 2026-05-21
   listed $189,000 Active

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

Taxation est. · year 1

• Rental income: $23,646
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$5,498
• Taxable loss: −$2
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $3,007/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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab

This spacious 4-bedroom, 2-bath manufactured home is in good condition with a good condition score of 80. It offers nearly 1,700 square feet of comfortable living space and sits on approximately 3 beautiful acres. The home is move-in ready with minor cosmetic updates that can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing
• Both Adding a small deck or patio area — An outdoor space can increase the home's appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing ↑
• Both Adding a small deck or patio area — An outdoor space can increase the home's appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rankin County School District
• NCES district ID: 2803830
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $61,867
• Composite: 45.62/100
• National rank: #2587
• State rank: #6 of 130 in MS

Livability — Polkville

• Score: 58/100
• State rank: #269
• US rank: #21209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rankin County · 123,614 people
• Metro: Jackson, MS
• Population (ZIP): 39,142
• Household income: $88,597
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 474.0

Population outlook (Rankin County) Hauer SSP2

• Today (2025): 164,317 people
• By 2030: 171,013 · +4.1%
• By 2040: 182,723 · +11.2%
• By 2050: 192,376 · +17.1%
• By 2075: 209,535 · +27.5%
• By 2100: 209,534 · +27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 5% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Rankin

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.0%
• 2008→2024 swing: +6.4pp toward D · 2008: -53.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+45.4 2016: R+52.9 2012: R+51.9 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.04%
• Current HPI: 172.5248
• Rent YoY: ▲ 7.13%
• Metro: Jackson, MS
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-21 Listed $189,000 MLSU