130A Grubbs Ave · Shannon, MS 38868

$95,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 144 Days on market

Built 1963 2.00 ac lot ↓ 21% 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 +23.4/30.0
• Appreciation +8.3/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

+/- 2.0 acres off of Noah Curtis/HWY 145 between Shannon and Nettleton. Current zoning is Residential. There is a manufactured home on the property. There is access to the property on two sides, Noah Curtis/HWY 145 and Grubbs Ave and Old 45. * All information is subject to verification by the Buyer.

Key facts

• Manufactured home
• Access to property
• 2 acres

Tags

• 2 ACRES
• MANUFACTURED HOME
• ACCESS TO PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($987 rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#215 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• 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.
• Market conditions: 18 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 $7k of equity ($657 loan paydown + $6k appreciation (6.6% local appreciation)).
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.59×
• Total profit: $42,261
• Equity at exit: $63,582

10-year hold

• IRR: 21.7%
• Equity multiple: 5.31×
• Total profit: $114,671
• Equity at exit: $118,792

Cash invested: $26,600 (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 38868

• Home prices YoY: 4.2%
• Active inventory: 18
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $176

Break-even live

Break-even rent $764

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $230	-5% $203	+0% $176	+5% $149	+10% $122
Rent	-10% $98	-5% $137	+0% $176	+5% $215	+10% $254
Rate	-1.0pp $224	-0.5pp $200	base $176	+0.5pp $152	+1.0pp $127

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $95,000 Active 144 DOM
2. 2026-06-18
   days on market $95,000 Active 143 DOM
3. 2026-06-17
   days on market $95,000 Active 142 DOM
4. 2026-06-16
   days on market $95,000 Active 141 DOM
5. 2026-06-15
   days on market $95,000 Active 140 DOM
6. 2026-06-14
   days on market $95,000 Active 138 DOM
7. 2026-06-12
   days on market $95,000 Active 137 DOM
8. 2026-06-09
   days on market $95,000 Active 134 DOM
9. 2026-06-08
   days on market $95,000 Active 133 DOM
10. 2026-06-07
    days on market $95,000 Active 132 DOM
11. 2026-06-02
    days on market $95,000 Active 127 DOM
12. 2026-06-01
    days on market $95,000 Active 126 DOM
13. 2026-05-31
    days on market $95,000 Active 125 DOM
14. 2026-05-30
    days on market $95,000 Active 124 DOM
15. 2026-05-07
    price $95,000 301-char remark

    Show marketing remark (301 chars)

    +/- 2.0 acres off of Noah Curtis/HWY 145 between Shannon and Nettleton. Current zoning is Residential. There is a manufactured home on the property. There is access to the property on two sides, Noah Curtis/HWY 145 and Grubbs Ave and Old 45. * All information is subject to verification by the Buyer.

16. 2026-01-23
    listed $120,000 Active 301-char remark

    Show marketing remark (301 chars)

    +/- 2.0 acres off of Noah Curtis/HWY 145 between Shannon and Nettleton. Current zoning is Residential. There is a manufactured home on the property. There is access to the property on two sides, Noah Curtis/HWY 145 and Grubbs Ave and Old 45. * All information is subject to verification by the Buyer.

17. 2010-09-08
    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: $788 · $66/mo
• Projected year-2 tax: $788 · $66/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $11,842
• − Mortgage interest: −$5,321
• − Property taxes: −$788
• − Insurance: −$475
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,764
• Taxable income: $599
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $1,970/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: 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 — Shannon

• Score: 60/100
• State rank: #215
• US rank: #18837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shannon, MS
• Population (ZIP): 4,700

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: Majority White (51%)
• Race & ethnicity: White 51% Black 44% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▲ 6.64%
• Current HPI: 163.2335
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.8% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $95,000 NEMSBD
• 2026-01-23 Listed $120,000 NEMSBD
• 2010-09-08 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $788 · +1.0% YoY. Source: county tax records.