15161 Moffett Rd · Agricola, MS 36587

$129,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 241 Days on market

Built 2022 Excellent condition 1.00 ac lot $113/sqft · 8% above area Est $120k · 8% over ↓ 9% since listing

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Condition / age +4.8/5.0
• ARV discount +3.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2022 Clayton Doublewide looking for a new owner(s) This 3-bedroom, 2-bath home offers 1,152 sq. ft. of comfortable living space and sits on a full acre just minutes from the Mississippi state line. Inside, you’ll find an open floor plan with modern finishes and all kitchen appliances conveying—including the refrigerator, stove, and dishwasher. Enjoy peace of mind with a new HVAC system including duct connections new, new back deck, and new front steps already in place. Fresh detail cleaning and lawn care has been done adding a little razzle! Perfect for anyone seeking affordable country living with convenience nearby. Cash or conventional financing only—home will not qualify for FHA, VA, or USDA. Wilmer is growing fast, and homes like this at this price don’t last long! ALL INFORMATION IS DEEMED RELIABLE BUT NOT GUARANTEED. BUYER/BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

Key facts

• Open floor plan
• New front steps
• New back deck

Tags

• OPEN FLOOR PLAN
• MODERN FINISHES
• NEW HVAC SYSTEM
• NEW BACK DECK
• NEW FRONT STEPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.0% in Agricola — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mobile County (urban): math 15% / reading 39% proficiency, ranked #81 of 129 in AL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tanner Williams Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 311 students, 65% FRL); Semmes Middle School (math 8% / reading 35%, grade F, #185 of 257 statewide, top 73%, 1,318 students, 68% FRL); Mary G Montgomery High School (math 13% / reading 18%, grade F, #211 of 305 statewide, top 69%, 1,965 students, 53% FRL).
• Market conditions: 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.31% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $119,907
• List price: $129,900
• Delta: 8.33%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14900 Moffett Rd	0.43mi	2/1.0 (-1)	1,032 (-10%)	14mo	$15,000	$15	42
15060 STARLIGHT Ave	0.63mi	3/2.0	1,313 (+14%)	16mo	$175,000	$133	34

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $7,645
• Equity at exit: $19,369

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $43,677
• Equity at exit: $11,231

Cash invested: $36,372 (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 36587

• Home prices YoY: -8.0%
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $450

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $540	-5% $495	+0% $450	+5% $405	+10% $360
Rent	-10% $315	-5% $383	+0% $450	+5% $518	+10% $585
Rate	-1.0pp $516	-0.5pp $483	base $450	+0.5pp $416	+1.0pp $382

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $129,900 Active 241 DOM
2. 2026-06-18
   days on market $129,900 Active 238 DOM
3. 2026-06-17
   price $129,900 Active 237 DOM
4. 2026-06-17
   days on market $139,000 Active 237 DOM
5. 2026-06-16
   days on market $139,000 Active 236 DOM
6. 2026-06-15
   days on market $139,000 Active 235 DOM
7. 2026-06-14
   days on market $139,000 Active 233 DOM
8. 2026-06-13
   days on market $139,000 Active 232 DOM
9. 2026-06-10
   days on market $139,000 Active 230 DOM
10. 2026-06-09
    days on market $139,000 Active 229 DOM
11. 2026-06-08
    days on market $139,000 Active 228 DOM
12. 2026-06-07
    days on market $139,000 Active 227 DOM
13. 2026-06-05
    days on market $139,000 Active 224 DOM
14. 2026-06-03
    days on market $139,000 Active 223 DOM
15. 2026-06-02
    days on market $139,000 Active 222 DOM
16. 2026-06-01
    days on market $139,000 Active 221 DOM
17. 2026-05-31
    days on market $139,000 Active 220 DOM
18. 2026-05-30
    days on market $139,000 Active 219 DOM
19. 2026-03-14
    price $144,900 942-char remark

    Show marketing remark (942 chars)

    Beautiful 2022 Clayton Doublewide looking for a new owner(s) This 3-bedroom, 2-bath home offers 1,152 sq. ft. of comfortable living space and sits on a full acre just minutes from the Mississippi state line. Inside, you’ll find an open floor plan with modern finishes and all kitchen appliances conveying—including the refrigerator, stove, and dishwasher. Enjoy peace of mind with a new HVAC system including duct connections new, new back deck, and new front steps already in place. Fresh detail cleaning and lawn care has been done adding a little razzle! Perfect for anyone seeking affordable country living with convenience nearby. Cash or conventional financing only—home will not qualify for FHA, VA, or USDA. Wilmer is growing fast, and homes like this at this price don’t last long! ALL INFORMATION IS DEEMED RELIABLE BUT NOT GUARANTEED. BUYER/BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

20. 2026-01-17
    price $149,900 942-char remark

    Show marketing remark (942 chars)

    Beautiful 2022 Clayton Doublewide looking for a new owner(s) This 3-bedroom, 2-bath home offers 1,152 sq. ft. of comfortable living space and sits on a full acre just minutes from the Mississippi state line. Inside, you’ll find an open floor plan with modern finishes and all kitchen appliances conveying—including the refrigerator, stove, and dishwasher. Enjoy peace of mind with a new HVAC system including duct connections new, new back deck, and new front steps already in place. Fresh detail cleaning and lawn care has been done adding a little razzle! Perfect for anyone seeking affordable country living with convenience nearby. Cash or conventional financing only—home will not qualify for FHA, VA, or USDA. Wilmer is growing fast, and homes like this at this price don’t last long! ALL INFORMATION IS DEEMED RELIABLE BUT NOT GUARANTEED. BUYER/BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

21. 2025-10-23
    listed $160,000 Active 942-char remark

    Show marketing remark (942 chars)

    Beautiful 2022 Clayton Doublewide looking for a new owner(s) This 3-bedroom, 2-bath home offers 1,152 sq. ft. of comfortable living space and sits on a full acre just minutes from the Mississippi state line. Inside, you’ll find an open floor plan with modern finishes and all kitchen appliances conveying—including the refrigerator, stove, and dishwasher. Enjoy peace of mind with a new HVAC system including duct connections new, new back deck, and new front steps already in place. Fresh detail cleaning and lawn care has been done adding a little razzle! Perfect for anyone seeking affordable country living with convenience nearby. Cash or conventional financing only—home will not qualify for FHA, VA, or USDA. Wilmer is growing fast, and homes like this at this price don’t last long! ALL INFORMATION IS DEEMED RELIABLE BUT NOT GUARANTEED. BUYER/BUYER'S AGENT TO VERIFY ALL INFORMATION DEEMED IMPORTANT.

ⓘ 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: $20,473
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$3,779
• Taxable income: $3,544
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $4,551/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible damage or wear. It has a well-maintained exterior and interior, and all kitchen appliances are included in the sale. The home is move-in ready and has a good resale value.

Value-add opportunities

• Resale Painting the exterior and interior walls — Painting the exterior and interior walls can enhance the curb appeal and overall appearance of the home, making it more attractive to potential buyers.
• Resale Landscaping and curb appeal improvements — Improving the landscaping and curb appeal can enhance the overall appearance of the home and make it more attractive to potential buyers.
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and increase its resale value.
• Resale Upgrading the bathrooms — Upgrading the bathrooms can make the home more appealing to potential buyers and increase its resale value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Painting the exterior and interior walls can enhance the curb appeal and overall appearance of the home, making it more attractive to potential buyers. ↑
• Resale Landscaping and curb appeal improvements — Improving the landscaping and curb appeal can enhance the overall appearance of the home and make it more attractive to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and increase its resale value. ↑
• Resale Upgrading the bathrooms — Upgrading the bathrooms can make the home more appealing to potential buyers and increase its resale 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: Mobile County
• NCES district ID: 0102370
• Math proficiency: 15% ▼ -28.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $42,455
• Composite: 22.9/100
• National rank: #8002
• State rank: #81 of 129 in AL

Livability — Agricola

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 12,039

Population outlook (Mobile County) Hauer SSP2

• Today (2025): 415,303 people
• By 2030: 411,755 · -0.9%
• By 2040: 399,670 · -3.8%
• By 2050: 382,616 · -7.9%
• By 2075: 337,353 · -18.8%
• By 2100: 283,391 · -31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 7% Slovak 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Mobile

• 2024 margin: R (+16.4) · D 41.3% · R 57.7%
• 2008→2024 swing: -7.7pp toward R · 2008: -8.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+11.9 2016: R+13.9 2012: R+9.3 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.70%
• Current HPI: 282.5522
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.4% since first listed

3 events — show timeline

• 2026-03-14 Price Changed $144,900 GCMLS AL
• 2026-01-17 Price Changed $149,900 GCMLS AL
• 2025-10-23 Listed $160,000 GCMLS AL