540 RD 2350 · Kirkville, MS 38824

$50,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 20 Days on market

Built 1994 Fair condition 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
• Appreciation +6.9/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Cozy home in the country! 2/1 mobile home on an acre in Saltillo schools. Front and back porches, central heat and air, treatment plant, and an open floor plan.

Key facts

• Open floor plan
• Central heat and air
• Acre

Tags

• ACRE
• FRONT AND BACK PORCHES
• CENTRAL HEAT AND AIR
• OPEN FLOOR PLAN

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Manufactured home (residential)
• Construction: Built as a manufactured home
• Exterior features: Metal roof; 1 acre lot

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling:
• Interior features: Total of 4 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($813 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lee County School District (rural): math 37% / reading 35% proficiency, ranked #51 of 130 in MS (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Saltillo Primary School (700 students, 100% FRL); Guntown Middle School (math 42% / reading 35%, grade F, #69 of 179 statewide, top 40%, 696 students, 100% FRL); Saltillo High School (math 39% / reading 47%, grade F, #41 of 197 statewide, top 20%, 955 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.8% local appreciation)).
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% 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 20 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.63% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.44%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.92×
• Total profit: $26,945
• Equity at exit: $24,613

10-year hold

• IRR: 32.4%
• Equity multiple: 5.79×
• Total profit: $67,049
• Equity at exit: $39,679

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 38824

• Home prices YoY: 2.4%
• Active inventory: 59
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $297

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 58%

Sensitivity live

Price	-10% $331	-5% $314	+0% $297	+5% $280	+10% $262
Rent	-10% $233	-5% $265	+0% $297	+5% $329	+10% $361
Rate	-1.0pp $322	-0.5pp $310	base $297	+0.5pp $284	+1.0pp $271

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 13 events

1. 2026-06-21
   days on market $50,000 Active 20 DOM
2. 2026-06-19
   days on market $50,000 Active 18 DOM
3. 2026-06-18
   days on market $50,000 Active 17 DOM
4. 2026-06-17
   days on market $50,000 Active 16 DOM
5. 2026-06-16
   days on market $50,000 Active 15 DOM
6. 2026-06-15
   days on market $50,000 Active 14 DOM
7. 2026-06-14
   days on market $50,000 Active 12 DOM
8. 2026-06-12
   days on market $50,000 Active 11 DOM
9. 2026-06-09
   days on market $50,000 Active 8 DOM
10. 2026-06-08
    days on market $50,000 Active 7 DOM
11. 2026-06-07
    days on market $50,000 Active 6 DOM
12. 2026-06-02
    remarks 160-char remark
13. 2026-06-02
    listed $50,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $9,758
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$781
• − Management: −$781
• − Depreciation: −$1,455
• Taxable income: $2,941
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $2,856/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 · 12 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs and maintenance needed. Upgrades to the interior walls, mobile home structure, windows, and exterior siding would significantly increase its value.

Repairs flagged

• Major mobile home structure — visible damage to the mobile home
• Major exterior siding — poor condition
• Major windows — poor condition

Value-add opportunities

• Both paint the interior walls — improves appearance and value
• Both repair the mobile home structure — increases safety and value
• Both replace the windows — increases natural light and value
• Both repair the exterior siding — improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
mobile home structure · visible damage to the mobile home	Major	$15,000–50,000
exterior siding · poor condition	Major	$15,000–50,000
windows · poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint the interior walls — improves appearance and value ↑
• Both repair the mobile home structure — increases safety and value ↑
• Both replace the windows — increases natural light and value ↑
• Both repair the exterior siding — improves curb appeal and 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: Lee County School District
• NCES district ID: 2802550
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $41,435
• Composite: 30.38/100
• National rank: #6253
• State rank: #51 of 130 in MS

Livability — Kirkville

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

Census & demographics

• Population (ZIP): 7,900

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 20% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 94% English-only · Chinese 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 159.5191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-01 Listed $50,000 NEMSBD