2774 NW Loyd Star Ln · Brookhaven, MS 39191

$39,700

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 582 Days on market

Built 2009 1.66 ac lot $19/sqft · 74% below area

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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
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

Key facts

• Starter home
• Large back yard
• 1.66 acre lot

Tags

• LARGE BACK YARD
• STARTER HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.1% vs local median 5.0% in Brookhaven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#96 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+; Watch: schools C-, amenities F, commute F.
• Lincoln County School District (rural): math 33% / reading 42% proficiency, ranked #46 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 10 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $274 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lincoln County population projected at -12% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 582 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $199k (83%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 90% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,936 (12.0% below list)

Questions for the listing agent

1. It's been on market 582 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. 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: 3.14% ✓
• Cap rate: 28.15%
• Cash-on-cash: 78.06%
• DSCR: 4.47
• GRM: 2.7

CMA / ARV

• ARV (median comp): $152,153
• List price: $39,700
• Delta: -73.91%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 78.1%
• Equity multiple: 4.57×
• Total profit: $39,629
• Equity at exit: $5,919

10-year hold

• IRR: 81.7%
• Equity multiple: 9.44×
• Total profit: $93,852
• Equity at exit: $3,433

Cash invested: $11,116 (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 39191

• Home prices YoY: -11.7%
• Active inventory: 38
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$208
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $723

Break-even live

Break-even rent $331

Max offer price $39,700

Occupancy floor 37%

Sensitivity live

Price	-10% $746	-5% $734	+0% $723	+5% $712	+10% $701
Rent	-10% $625	-5% $674	+0% $723	+5% $772	+10% $822
Rate	-1.0pp $743	-0.5pp $733	base $723	+0.5pp $713	+1.0pp $702

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: $9,925
• Closing costs: $1,191
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $39,700 Active 582 DOM
2. 2026-06-21
   days on market $39,700 Active 581 DOM
3. 2026-06-18
   days on market $39,700 Active 579 DOM
4. 2026-06-17
   days on market $39,700 Active 578 DOM
5. 2026-06-16
   days on market $39,700 Active 577 DOM
6. 2026-06-15
   days on market $39,700 Active 576 DOM
7. 2026-06-13
   days on market $39,700 Active 574 DOM
8. 2026-06-12
   days on market $39,700 Active 573 DOM
9. 2026-06-09
   days on market $39,700 Active 570 DOM
10. 2026-06-08
    days on market $39,700 Active 569 DOM
11. 2026-06-07
    days on market $39,700 Active 568 DOM
12. 2026-06-07
    days on market $39,700 Active 567 DOM
13. 2026-06-04
    days on market $39,700 Active 564 DOM
14. 2026-06-02
    days on market $39,700 Active 563 DOM
15. 2026-06-01
    days on market $39,700 Active 562 DOM
16. 2026-05-31
    days on market $39,700 Active 561 DOM
17. 2026-05-13
    price $39,700 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

18. 2026-05-13
    status Active 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

19. 2026-05-11
    historical 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

20. 2026-03-02
    price $49,700 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

21. 2025-11-12
    status Active 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

22. 2025-10-29
    price $59,700 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

23. 2025-10-29
    historical 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

24. 2025-10-08
    price $65,000 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

25. 2025-05-13
    price $119,000 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

26. 2025-03-21
    price $189,000 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

27. 2024-10-29
    listed $239,000 Active 283-char remark

    Show marketing remark (283 chars)

    This cozy 2135 square foot trailer features 3 bedrooms and 2 bathrooms, making it a perfect starter home or investment property. Repairs are needed. With a little transformation, it can be transformed into the ideal space for a small family or first-time buyer. Large back yard.

28. 2009-05-08
    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: $444 · $37/mo
• Projected year-2 tax: $444 · $37/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $14,958
• − Mortgage interest: −$2,224
• − Property taxes: −$444
• − Insurance: −$198
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,155
• Taxable income: $8,544
• Est. tax owed @ 24.0%: −$2,051
• After-tax cash flow: $6,626/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: Lincoln County School District
• NCES district ID: 2802640
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -3.00%
• Median HH income: $41,493
• Composite: 31.58/100
• National rank: #5950
• State rank: #46 of 130 in MS

Livability — Brookhaven

• Score: 66/100
• State rank: #96
• US rank: #12022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,748
• Population (ZIP): 7,653

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 34,188 people
• By 2030: 33,627 · -1.6%
• By 2040: 32,089 · -6.1%
• By 2050: 29,981 · -12.3%
• By 2075: 23,581 · -31.0%
• By 2100: 16,413 · -52.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 17% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+45.4) · D 27.0% · R 72.3%
• 2008→2024 swing: -13.2pp toward R · 2008: -32.2pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+39.0 2016: R+40.1 2012: R+31.1 2008: R+32.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.53%
• Current HPI: 163.301
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-83.4% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $39,700 MLSU
• 2026-05-13 Relisted — MLSU
• 2026-05-11 Listing Removed — MLSU
• 2026-03-02 Price Changed $49,700 MLSU
• 2025-11-12 Relisted — MLSU
• 2025-10-29 Price Changed $59,700 MLSU
• 2025-10-29 Listing Removed — MLSU
• 2025-10-08 Price Changed $65,000 MLSU
• 2025-05-13 Price Changed $119,000 MLSU
• 2025-03-21 Price Changed $189,000 MLSU
• 2024-10-29 Listed $239,000 MLSU
• 2009-05-08 Sold (Public Records) — Public Records

Property tax history

-8.3%/yr

Latest (2024): $444 · -33.0% YoY. Source: county tax records.