980 Tenner Rd · Natchez, MS 39120

$65,000

3 bd · 3.0 ba · 1,568 sqft · Manufactured public records · 92 Days on market

Built 1999 1.00 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable country living! This 3-bedroom, 3-bath 1999 mobile home features 1,580 sq ft and sits on a full acre in a quiet Jefferson County location. Enjoy privacy and space while being just a short drive to Natchez and Fayette. Great option for a primary home or investment.

Key facts

• 1 acre lot
• 5 parking spots
• Built 1999

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 4.4% in Natchez — 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 63/100 on livability (#156 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety C-, schools F, amenities F.
• Jefferson County School District (rural): math 7% / reading 13% proficiency, ranked #119 of 130 in MS (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 281 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected at -24% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.22% ✓
• Cap rate: 20.30%
• Cash-on-cash: 50.02%
• DSCR: 3.23
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 47.7%
• Equity multiple: 3.08×
• Total profit: $37,766
• Equity at exit: $9,692

10-year hold

• IRR: 53.4%
• Equity multiple: 6.22×
• Total profit: $95,020
• Equity at exit: $5,620

Cash invested: $18,200 (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 39120

• Active inventory: 281
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$11 /mo · $138/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $759

Break-even live

Break-even rent $480

Max offer price $65,000

Occupancy floor 42%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $65,000 Active 92 DOM
2. 2026-06-17
   days on market $65,000 Active 91 DOM
3. 2026-06-16
   days on market $65,000 Active 90 DOM
4. 2026-06-15
   days on market $65,000 Active 89 DOM
5. 2026-06-13
   days on market $65,000 Active 87 DOM
6. 2026-06-12
   days on market $65,000 Active 86 DOM
7. 2026-06-09
   days on market $65,000 Active 83 DOM
8. 2026-06-08
   days on market $65,000 Active 82 DOM
9. 2026-06-07
   days on market $65,000 Active 81 DOM
10. 2026-06-05
    days on market $65,000 Active 79 DOM
11. 2026-06-04
    days on market $65,000 Active 77 DOM
12. 2026-06-02
    days on market $65,000 Active 76 DOM
13. 2026-06-01
    days on market $65,000 Active 75 DOM
14. 2026-05-31
    days on market $65,000 Active 74 DOM
15. 2026-03-18
    listed $65,000 Active 275-char remark

    Show marketing remark (275 chars)

    Affordable country living! This 3-bedroom, 3-bath 1999 mobile home features 1,580 sq ft and sits on a full acre in a quiet Jefferson County location. Enjoy privacy and space while being just a short drive to Natchez and Fayette. Great option for a primary home or investment.

ⓘ 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: $138 · $11/mo
• Projected year-2 tax: $514 · $43/mo
• Expected delta: +$376/yr (+$31/mo · 272.9%)

ⓘ 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: $17,288
• − Mortgage interest: −$3,641
• − Property taxes: −$138
• − Insurance: −$325
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$1,891
• Taxable income: $8,527
• Est. tax owed @ 24.0%: −$2,046
• After-tax cash flow: $7,058/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: Jefferson County School District
• NCES district ID: 2802220
• Math proficiency: 7% ▼ -7.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $25,293
• Composite: 7.24/100
• National rank: #9960
• State rank: #119 of 130 in MS

Livability — Natchez

• Score: 63/100
• State rank: #156
• US rank: #15334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 29,212

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 6,938 people
• By 2030: 6,583 · -5.1%
• By 2040: 5,834 · -15.9%
• By 2050: 5,238 · -24.5%
• By 2075: 4,303 · -38.0%
• By 2100: 3,754 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 56% White 37% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid D (+66.3) · D 82.7% · R 16.4%
• 2008→2024 swing: -8.1pp toward R · 2008: 74.4pp · 2024: 66.3pp
• All cycles: 2024: D+66.3 2020: D+71.5 2016: D+73.8 2012: D+77.8 2008: D+74.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.67%
• Current HPI: 112.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-18 Listed $65,000 MLSU

Property tax history

+1.3%/yr

Latest (2025): $138 · -3.0% YoY. Source: county tax records.