504 County Road 445 · Tula, MS 38655

$195,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 116 Days on market

Built 2000 2.35 ac lot ↓ 59% 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

APPROXIMATELY 2.35 ACRES OF PASTURELAND OXFORD MS WITH A NICE MOBILE HOME AND SHOP. PAVED DRIVE, STORM SHELTER, SITE FOR ABOVE GROUND POOL, BRICK UNDERPINNING ON MOBILE HOME. THIS PROPERTY IS NOT IN FLOOD ZONE AND READY FOR YOU! IT IS VERY HARD TO FIND THIS TYPE OF FLAT PROPERTY THIS NICE IN LAFAYETTE COUNTY! CALL FOR A TOUR! ALL BUYERS MUST COME PREQUALIFIED TO PURCHASE A MODULAR HOME PRIOR TO VIEWING.

Key facts

• Paved drive
• Mobile home
• Brick underpinning

Tags

• FLAT LAND
• MOBILE HOME
• ON-SITE SHOP
• PAVED DRIVE
• STORM SHELTER
• BRICK UNDERPINNING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lafayette County School District (town): math 47% / reading 40% proficiency, ranked #29 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 855 active listings in the ZIP; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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. 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: 1.08% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $5,048
• Equity at exit: $29,075

10-year hold

• IRR: 13.5%
• Equity multiple: 2.16×
• Total profit: $63,200
• Equity at exit: $16,860

Cash invested: $54,600 (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 38655

• Rents YoY: 4.8%
• Active inventory: 855
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $514

Break-even live

Break-even rent $1,454

Max offer price $195,000

Occupancy floor 71%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-17
   status Pending
2. 2026-04-09
   status Active
3. 2026-04-04
   status Pending
4. 2026-02-09
   price $195,000
5. 2025-12-16
   listed $225,000 Active
6. 2023-10-31
   soldstatus
7. 2023-10-27
   soldstatus Closed 407-char remark

   Show marketing remark (407 chars)

   APPROXIMATELY 2.35 ACRES OF PASTURELAND OXFORD MS WITH A NICE MOBILE HOME AND SHOP. PAVED DRIVE, STORM SHELTER, SITE FOR ABOVE GROUND POOL, BRICK UNDERPINNING ON MOBILE HOME. THIS PROPERTY IS NOT IN FLOOD ZONE AND READY FOR YOU! IT IS VERY HARD TO FIND THIS TYPE OF FLAT PROPERTY THIS NICE IN LAFAYETTE COUNTY! CALL FOR A TOUR! ALL BUYERS MUST COME PREQUALIFIED TO PURCHASE A MODULAR HOME PRIOR TO VIEWING.

8. 2023-09-14
   status Pending 407-char remark

   Show marketing remark (407 chars)

   APPROXIMATELY 2.35 ACRES OF PASTURELAND OXFORD MS WITH A NICE MOBILE HOME AND SHOP. PAVED DRIVE, STORM SHELTER, SITE FOR ABOVE GROUND POOL, BRICK UNDERPINNING ON MOBILE HOME. THIS PROPERTY IS NOT IN FLOOD ZONE AND READY FOR YOU! IT IS VERY HARD TO FIND THIS TYPE OF FLAT PROPERTY THIS NICE IN LAFAYETTE COUNTY! CALL FOR A TOUR! ALL BUYERS MUST COME PREQUALIFIED TO PURCHASE A MODULAR HOME PRIOR TO VIEWING.

9. 2023-08-30
   status Active 407-char remark

   Show marketing remark (407 chars)

   APPROXIMATELY 2.35 ACRES OF PASTURELAND OXFORD MS WITH A NICE MOBILE HOME AND SHOP. PAVED DRIVE, STORM SHELTER, SITE FOR ABOVE GROUND POOL, BRICK UNDERPINNING ON MOBILE HOME. THIS PROPERTY IS NOT IN FLOOD ZONE AND READY FOR YOU! IT IS VERY HARD TO FIND THIS TYPE OF FLAT PROPERTY THIS NICE IN LAFAYETTE COUNTY! CALL FOR A TOUR! ALL BUYERS MUST COME PREQUALIFIED TO PURCHASE A MODULAR HOME PRIOR TO VIEWING.

10. 2023-08-16
    historical 407-char remark

    Show marketing remark (407 chars)

    APPROXIMATELY 2.35 ACRES OF PASTURELAND OXFORD MS WITH A NICE MOBILE HOME AND SHOP. PAVED DRIVE, STORM SHELTER, SITE FOR ABOVE GROUND POOL, BRICK UNDERPINNING ON MOBILE HOME. THIS PROPERTY IS NOT IN FLOOD ZONE AND READY FOR YOU! IT IS VERY HARD TO FIND THIS TYPE OF FLAT PROPERTY THIS NICE IN LAFAYETTE COUNTY! CALL FOR A TOUR! ALL BUYERS MUST COME PREQUALIFIED TO PURCHASE A MODULAR HOME PRIOR TO VIEWING.

11. 2023-08-09
    price $198,500 407-char remark

    Show marketing remark (407 chars)

    APPROXIMATELY 2.35 ACRES OF PASTURELAND OXFORD MS WITH A NICE MOBILE HOME AND SHOP. PAVED DRIVE, STORM SHELTER, SITE FOR ABOVE GROUND POOL, BRICK UNDERPINNING ON MOBILE HOME. THIS PROPERTY IS NOT IN FLOOD ZONE AND READY FOR YOU! IT IS VERY HARD TO FIND THIS TYPE OF FLAT PROPERTY THIS NICE IN LAFAYETTE COUNTY! CALL FOR A TOUR! ALL BUYERS MUST COME PREQUALIFIED TO PURCHASE A MODULAR HOME PRIOR TO VIEWING.

12. 2023-05-08
    price $215,000 407-char remark

    Show marketing remark (407 chars)

    APPROXIMATELY 2.35 ACRES OF PASTURELAND OXFORD MS WITH A NICE MOBILE HOME AND SHOP. PAVED DRIVE, STORM SHELTER, SITE FOR ABOVE GROUND POOL, BRICK UNDERPINNING ON MOBILE HOME. THIS PROPERTY IS NOT IN FLOOD ZONE AND READY FOR YOU! IT IS VERY HARD TO FIND THIS TYPE OF FLAT PROPERTY THIS NICE IN LAFAYETTE COUNTY! CALL FOR A TOUR! ALL BUYERS MUST COME PREQUALIFIED TO PURCHASE A MODULAR HOME PRIOR TO VIEWING.

13. 2023-05-04
    listed $235,000 Active 407-char remark

    Show marketing remark (407 chars)

    APPROXIMATELY 2.35 ACRES OF PASTURELAND OXFORD MS WITH A NICE MOBILE HOME AND SHOP. PAVED DRIVE, STORM SHELTER, SITE FOR ABOVE GROUND POOL, BRICK UNDERPINNING ON MOBILE HOME. THIS PROPERTY IS NOT IN FLOOD ZONE AND READY FOR YOU! IT IS VERY HARD TO FIND THIS TYPE OF FLAT PROPERTY THIS NICE IN LAFAYETTE COUNTY! CALL FOR A TOUR! ALL BUYERS MUST COME PREQUALIFIED TO PURCHASE A MODULAR HOME PRIOR TO VIEWING.

14. 2023-04-25
    listed $475,000 Active
15. 2016-02-08
    soldstatus

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $1,541 · $128/mo
• Expected delta: +$1,003/yr (+$84/mo · 186.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,258
• − Mortgage interest: −$10,923
• − Property taxes: −$538
• − Insurance: −$975
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$5,673
• Taxable income: $3,108
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $5,424/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: Lafayette County School District
• NCES district ID: 2802370
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $46,476
• Composite: 37.09/100
• National rank: #4498
• State rank: #29 of 130 in MS

Livability — Tula

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

Census & demographics

• County: Lafayette County · 46,156 people
• Metro: Oxford, MS
• Population (ZIP): 46,156
• Household income: $68,235
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1892.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Hispanic / Latino 4% Asian 2% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.86%
• Current HPI: 211.5486
• Rent YoY: ▲ 4.85%
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

-58.9% since first listed

15 events — show timeline

• 2026-04-17 Pending — NCMBR
• 2026-04-09 Relisted — NCMBR
• 2026-04-04 Pending — NCMBR
• 2026-02-09 Price Changed $195,000 NCMBR
• 2025-12-16 Listed $225,000 NCMBR
• 2023-10-31 Sold (Public Records) — Public Records
• 2023-10-27 Sold (MLS) — NCMBR
• 2023-09-14 Pending — NCMBR
• 2023-08-30 Relisted — NCMBR
• 2023-08-16 Delisted — NCMBR
• 2023-08-09 Price Changed $198,500 NCMBR
• 2023-05-08 Price Changed $215,000 NCMBR
• 2023-05-04 Listed $235,000 NCMBR
• 2023-04-25 Listed $475,000 NCMBR
• 2016-02-08 Sold (Public Records) — Public Records

Property tax history

+15.1%/yr

Latest (2025): $538 · +17.8% YoY. Source: county tax records.