78 County Road 166 · Burnsville, MS 38852

$104,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 50 Days on market

Built 2023 0.75 ac lot ↓ 5% 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to peaceful country living in Iuka! This 2023 Clayton home offers the perfect blend of affordable living and rural charm. Featuring 3 bedrooms, 2 bathrooms, this well maintained 16x76 home sits on a spacious . 75 acre lot, giving you plenty of room to enjoy the outdoors while still having a low maintenance property. Inside you will find a clean, well-kept interior that's move-in ready, making it ideal for a first-time buyer, downsizer, or investment opportunity. Located just outside of town, this property offers the privacy of rural living while still being conveniently close to everyday essentials. You're only minutes from downtown Iuka, where you'll find local shopping, grocery st

Key facts

• 0.75 acre lot
• Built 2023
• Listed 50 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Septic tank
• Home design: Single-story mobile home; Residential property
• Construction: Vinyl siding
• Exterior features: Composition roof; 0.75-acre lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Refrigerator; Electric water heater; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (3.9% below list).
• Recommended offer: $101k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#150 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Tishomingo County Sp Mun School District (rural): math 37% / reading 39% proficiency, ranked #49 of 130 in MS (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 199 active listings in the ZIP; 1 units permitted in Tishomingo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tishomingo County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major 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 $100,790 (3.9% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 0.96% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.7

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-10,395
• Equity at exit: $15,641

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-562
• Equity at exit: $9,070

Cash invested: $29,372 (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 38852

• Home prices YoY: -18.5%
• Active inventory: 199
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $104

Break-even live

Break-even rent $877

Max offer price $104,900

Occupancy floor 85%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $104,900 Active 50 DOM
2. 2026-06-17
   days on market $104,900 Active 49 DOM
3. 2026-06-16
   days on market $104,900 Active 48 DOM
4. 2026-06-15
   days on market $104,900 Active 47 DOM
5. 2026-06-13
   days on market $104,900 Active 45 DOM
6. 2026-06-12
   days on market $104,900 Active 44 DOM
7. 2026-06-09
   days on market $104,900 Active 41 DOM
8. 2026-06-08
   days on market $104,900 Active 40 DOM
9. 2026-06-07
   days on market $104,900 Active 39 DOM
10. 2026-06-07
    days on market $104,900 Active 38 DOM
11. 2026-06-04
    days on market $104,900 Active 35 DOM
12. 2026-06-02
    days on market $104,900 Active 34 DOM
13. 2026-06-01
    days on market $104,900 Active 33 DOM
14. 2026-05-31
    days on market $104,900 Active 32 DOM
15. 2026-05-13
    price $104,900
16. 2026-04-29
    listed $109,900 Active

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$442/yr (+$37/mo · 114.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $12,095
• − Mortgage interest: −$5,876
• − Property taxes: −$387
• − Insurance: −$1,322
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$3,052
• Taxable loss: −$477
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $1,359/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: Tishomingo County Sp Mun School District
• NCES district ID: 2804260
• Math proficiency: 37% ▼ -19.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $33,342
• Composite: 31.24/100
• National rank: #6032
• State rank: #49 of 130 in MS

Livability — Burnsville

• Score: 63/100
• State rank: #150
• US rank: #15205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,719

Population outlook (Tishomingo County) Hauer SSP2

• Today (2025): 19,535 people
• By 2030: 19,442 · -0.5%
• By 2040: 19,099 · -2.2%
• By 2050: 18,422 · -5.7%
• By 2075: 16,784 · -14.1%
• By 2100: 13,791 · -29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Black 1% Native American 1%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tishomingo

• 2024 margin: Solid R (+78.9) · D 10.2% · R 89.1%
• 2008→2024 swing: -28.0pp toward R · 2008: -50.9pp · 2024: -78.9pp
• All cycles: 2024: R+78.9 2020: R+75.2 2016: R+73.7 2012: R+56.6 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.86%
• Current HPI: 189.0227
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.5% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $104,900 LBOR
• 2026-04-29 Listed $109,900 LBOR

Property tax history

-1.2%/yr

Latest (2025): $387 · +276.7% YoY. Source: county tax records.