205 Parker St · Duck Hill, MS 38925

$50,000

3 bd · 2.0 ba · 1,268 sqft · SingleFamily public records · 100 Days on market

Built 1986 6,969 sqft lot ↓ 15% since listing

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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 +5.1/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy 2-bedroom, 2-bath manufactured home located in a small, quiet community in Duck Hill. The home features a 1-car carport and offers a comfortable layout with great potential. Property is being sold as-is, where-is, making it a great opportunity for investors or buyers looking to add their personal touch. The home will require appliances, including a stove, microwave, and an HVAC system.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1986

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Septic tank sewer; Spring water source; Other utilities
• Home design: Manufactured home (manufactured house); One level; Move-in ready; Single-family residence zoning
• Construction: Masonry and siding construction; Architectural shingle roof; Built in public records (year built from public records)
• Exterior features: Sloped lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Aluminum-framed windows; Fireplace with blower fan (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#275 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D+, schools F, amenities F.
• Market conditions: 7 active listings in the ZIP; 92 units permitted in Montgomery County in 2024 (82 in 5+ unit buildings).

Forward outlook

• In year one you build about $408 of equity ($346 loan paydown + $62 appreciation (0.1% local appreciation)).
• Montgomery County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (23%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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: 2.10% ✓
• Cap rate: 18.53%
• Cash-on-cash: 43.71%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $111,584
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Wilson St	0.39mi	3/1.5	1,203 (-5%)	24mo	$105,600	$88	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 3.24×
• Total profit: $31,307
• Equity at exit: $14,828

10-year hold

• IRR: 47.8%
• Equity multiple: 6.43×
• Total profit: $75,970
• Equity at exit: $18,073

Cash invested: $14,000 (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 38925

• Home prices YoY: 0.1%
• Active inventory: 7
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $510

Break-even live

Break-even rent $403

Max offer price $50,000

Occupancy floor 46%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   days on market $50,000 Active 100 DOM
2. 2026-06-13
   days on market $50,000 Active 98 DOM
3. 2026-06-12
   days on market $50,000 Active 97 DOM
4. 2026-06-09
   days on market $50,000 Active 94 DOM
5. 2026-06-08
   days on market $50,000 Active 93 DOM
6. 2026-06-07
   pricedays on market $50,000 Active 92 DOM
7. 2026-06-07
   days on market $55,000 Active 91 DOM
8. 2026-06-04
   days on market $55,000 Active 88 DOM
9. 2026-06-02
   days on market $55,000 Active 87 DOM
10. 2026-06-01
    days on market $55,000 Active 86 DOM
11. 2026-05-31
    days on market $55,000 Active 85 DOM
12. 2026-05-06
    price $55,000
13. 2026-04-07
    price $60,000
14. 2026-03-07
    listed $65,000 Active
15. 2025-12-23
    historical
16. 2025-11-21
    listed $65,000 Active
17. 2025-11-20
    listed $65,000 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: $422 · $35/mo
• Projected year-2 tax: $422 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 21 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: $12,580
• − Mortgage interest: −$2,801
• − Property taxes: −$422
• − Insurance: −$250
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$1,455
• Taxable income: $5,640
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $4,766/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)

No district data.

Livability — Duck Hill

• Score: 58/100
• State rank: #275
• US rank: #21427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duck Hill, MS
• Population (ZIP): 1,839

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 8,904 people
• By 2030: 8,221 · -7.7%
• By 2040: 6,907 · -22.4%
• By 2050: 5,780 · -35.1%
• By 2075: 3,902 · -56.2%
• By 2100: 2,975 · -66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 35% Two or more races 7%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+20.8) · D 39.3% · R 60.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -8.1pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.7 2016: R+13.4 2012: R+6.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.12%
• Current HPI: 139.8895
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.4% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $55,000 MLSU
• 2026-04-07 Price Changed $60,000 MLSU
• 2026-03-07 Listed $65,000 MLSU
• 2025-12-23 Listing Removed — MLSU
• 2025-11-21 Listed $65,000 NCMBR
• 2025-11-20 Listed $65,000 MLSU

Property tax history

+0.5%/yr

Latest (2025): $422 · -2.3% YoY. Source: county tax records.