3161 Old Brookhaven Rd · Summit, MS 39666

$114,900

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 321 Days on market

Built 2017 5.00 ac lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neat as a pen manufactored home featuring 2 bedrooms , bath, and great room and front and rear covered porches.. The five acres features , new chain link fenced yard, chicken coups, fenced vegeteble garden, pump house, green house, and pole barn for your equipment. If you like to hunt property has a shooting house and deer plots. Great weekend retreat or retirement property.

Key facts

• Covered porches
• Pump house
• Chicken coups

Tags

• COVERED PORCHES
• CHAIN LINK FENCED YARD
• CHICKEN COUPS
• FENCED VEGETABLE GARDEN
• PUMP HOUSE
• GREEN HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#172 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety C-, schools F, amenities F.
• North Pike School District (town): math 25% / reading 32% proficiency, ranked #69 of 130 in MS (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 79 active listings in the ZIP; 10 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pike County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.20% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.9

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $6,758
• Equity at exit: $17,132

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $38,448
• Equity at exit: $9,934

Cash invested: $32,172 (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 39666

• Home prices YoY: -34.3%
• Active inventory: 79
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $399

Break-even live

Break-even rent $878

Max offer price $114,900

Occupancy floor 66%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $114,900 Active 321 DOM
2. 2026-06-17
   days on market $114,900 Active 320 DOM
3. 2026-06-16
   days on market $114,900 Active 319 DOM
4. 2026-06-15
   days on market $114,900 Active 318 DOM
5. 2026-06-13
   days on market $114,900 Active 316 DOM
6. 2026-06-12
   days on market $114,900 Active 315 DOM
7. 2026-06-09
   days on market $114,900 Active 312 DOM
8. 2026-06-08
   days on market $114,900 Active 311 DOM
9. 2026-06-07
   days on market $114,900 Active 310 DOM
10. 2026-06-07
    days on market $114,900 Active 309 DOM
11. 2026-06-04
    days on market $114,900 Active 306 DOM
12. 2026-06-02
    days on market $114,900 Active 305 DOM
13. 2026-06-01
    days on market $114,900 Active 304 DOM
14. 2026-05-31
    days on market $114,900 Active 303 DOM
15. 2025-08-06
    historical
16. 2025-07-28
    listed $149,900 Active 380-char remark

    Show marketing remark (380 chars)

    Neat as a pen manufactored home featuring 2 bedrooms , bath, and great room and front and rear covered porches.. The five acres features , new chain link fenced yard, chicken coups, fenced vegeteble garden, pump house, green house, and pole barn for your equipment. If you like to hunt property has a shooting house and deer plots. Great weekend retreat or retirement property.

17. 2025-07-15
    listed $149,900 Active
18. 2022-06-20
    soldstatus
19. 2022-06-16
    soldstatus
20. 2022-04-07
    listed $85,000
21. 2020-09-18
    soldstatus
22. 2020-09-17
    soldstatus
23. 2020-08-21
    listed $75,000

ⓘ 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: $517 · $43/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$391/yr (+$33/mo · 75.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $16,596
• − Mortgage interest: −$6,436
• − Property taxes: −$517
• − Insurance: −$574
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,343
• Taxable income: $3,071
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $4,052/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: North Pike School District
• NCES district ID: 2803240
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $41,558
• Composite: 24.13/100
• National rank: #7748
• State rank: #69 of 130 in MS

Livability — Summit

• Score: 62/100
• State rank: #172
• US rank: #16320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,985

Population outlook (Pike County) Hauer SSP2

• Today (2025): 38,766 people
• By 2030: 37,874 · -2.3%
• By 2040: 35,743 · -7.8%
• By 2050: 33,276 · -14.2%
• By 2075: 26,799 · -30.9%
• By 2100: 18,562 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 36% Two or more races 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 0% · China

Political lean MEDSL · Pike

• 2024 margin: Toss-up / Even · D 47.8% · R 51.3%
• 2008→2024 swing: -7.0pp toward R · 2008: 3.5pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+1.0 2016: R+0.7 2012: D+7.6 2008: D+3.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.48%
• Current HPI: 113.9026
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+99.9% since first listed

9 events — show timeline

• 2025-08-06 Listing Removed — MLSU
• 2025-07-28 Listed $149,900 MLSU
• 2025-07-15 Listed $149,900 MLSU
• 2022-06-20 Sold (Public Records) — Public Records
• 2022-06-16 Sold (MLS) — MLSU
• 2022-04-07 Listed $85,000 MLSU
• 2020-09-18 Sold (Public Records) — Public Records
• 2020-09-17 Sold (MLS) — MLSU
• 2020-08-21 Listed $75,000 MLSU

Property tax history

+122.4%/yr

Latest (2022): $517 · +0.2% YoY. Source: county tax records.