915 S Gordon St · Centreville, MS 39631

$45,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 8 Days on market

Built 1994 Fair condition 0.66 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
• Appreciation +6.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.6/10.0

Listing remarks

This 1994 16x80 mobile home is situated on 0.66 acres m/l in Centreville, MS. 3 bedrooms, 2 bathrooms, and a nice 2 car carport. Needs tlc. New power pole. This will not pass USDA, VA, nor FHA inspection. You will need cash or conventional loan approval. Make this your starter home, or weekend retreat. Call today for your viewing.

Key facts

• 0.66 acre lot
• 2 garage spots
• Built 1994

Property features AI

Exterior

• Parking: Detached carport; Gravel parking surface; 2 garage spaces; 2 carport spaces; Total parking for 10 vehicles
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured house (mobile home); One story; Owner-reported living area
• Construction: Metal siding; Metal roof; Built as a manufactured house
• Exterior features: City lot; Sloped lot; Street lights nearby

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features; Soaking tub; Deadbolt locks; Storm doors; Aluminum-framed windows
• Laundry & utility: Laundry area in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 58/100 on livability (#277 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Wilkinson County School District (rural): math 4% / reading 11% proficiency, ranked #124 of 130 in MS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (3.4% local appreciation)).
• Wilkinson County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.23% ✓
• Cap rate: 19.18%
• Cash-on-cash: 46.01%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.7%
• Equity multiple: 3.94×
• Total profit: $37,051
• Equity at exit: $21,132

10-year hold

• IRR: 51.1%
• Equity multiple: 7.97×
• Total profit: $87,770
• Equity at exit: $33,283

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 39631

• Home prices YoY: 4.1%
• Active inventory: 15
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $483

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 47%

Sensitivity live

Price	-10% $514	-5% $499	+0% $483	+5% $468	+10% $452
Rent	-10% $404	-5% $443	+0% $483	+5% $523	+10% $563
Rate	-1.0pp $506	-0.5pp $495	base $483	+0.5pp $471	+1.0pp $460

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 7 events

1. 2026-06-21
   days on market $45,000 Active 8 DOM
2. 2026-06-18
   days on market $45,000 Active 6 DOM
3. 2026-06-17
   days on market $45,000 Active 5 DOM
4. 2026-06-16
   days on market $45,000 Active 4 DOM
5. 2026-06-15
   days on market $45,000 Active 3 DOM
6. 2026-06-13
   remarks 333-char remark
7. 2026-06-13
   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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,062
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,309
• Taxable income: $5,403
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $4,501/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 · 12 photos

Fair 45/100 Moderate rehab

This 1994 mobile home requires significant repairs and updates to improve its condition and value. Exterior and interior repairs are necessary to address wear and tear, while updates to the kitchen and bathrooms will modernize the home and increase its value.

Repairs flagged

• Major exterior siding — Significant wear and rust
• Major roof — Visible signs of wear
• Major flooring — Worn and stained carpet
• Major interior walls/paint — Worn paint and visible damage
• Major kitchen cabinets — Old and outdated
• Major bathroom fixtures — Old and outdated

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and functionality
• Both new flooring — Enhances comfort and value
• Both paint and interior updates — Enhances aesthetics and value
• Both kitchen and bathroom updates — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and rust	Major	$15,000–50,000
roof · Visible signs of wear	Major	$15,000–50,000
flooring · Worn and stained carpet	Major	$15,000–50,000
interior walls/paint · Worn paint and visible damage	Major	$15,000–50,000
kitchen cabinets · Old and outdated	Major	$15,000–50,000
bathroom fixtures · Old and outdated	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and functionality ↑
• Both new flooring — Enhances comfort and value ↑
• Both paint and interior updates — Enhances aesthetics and value ↑
• Both kitchen and bathroom updates — Modernizes and increases value ↑

ⓘ 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: Wilkinson County School District
• NCES district ID: 2804710
• Math proficiency: 4% ▼ -12.00%
• Reading proficiency: 11% ▼ -5.00%
• Median HH income: $29,558
• Composite: 5.57/100
• National rank: #10025
• State rank: #124 of 130 in MS

Livability — Centreville

• Score: 58/100
• State rank: #277
• US rank: #21497

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: Centreville, MS
• Population (ZIP): 4,346

Population outlook (Wilkinson County) Hauer SSP2

• Today (2025): 7,916 people
• By 2030: 7,289 · -7.9%
• By 2040: 6,036 · -23.7%
• By 2050: 4,978 · -37.1%
• By 2075: 3,361 · -57.5%
• By 2100: 2,387 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 1% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Wilkinson

• 2024 margin: Strong D (+25.3) · D 62.0% · R 36.7% · Other 1.3%
• 2008→2024 swing: -13.1pp toward R · 2008: 38.4pp · 2024: 25.3pp
• All cycles: 2024: D+25.3 2020: D+34.5 2016: D+36.4 2012: D+39.3 2008: D+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.35%
• Current HPI: 84.8886
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-12 Listed $45,000 MLSU