13801 Foxrun Dr · Latimer, MS 39565

$189,000

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 12 Days on market

Built 2017 Fair condition 2.28 ac lot $96/sqft · 33% below area Est $260k · 27% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry and snatch this one up before its gone! Home sits on 2.28 acres in Vancleave. The home itself was built in 2017 and placed on this property in 2018. Owner ever lived in by one family! All appliances to remain except for the washer and dryer. It is a Double Wide at about 1800 square feet. Hurry up and schedule you tour today!

Key facts

• 2.28 acre lot
• Built 2017
• Listed 12 days

Property features AI

Finance

• Other: Approximately 2.28 acres (lot dimensions: 159.95 x 622.91 x 159.88 x 629.11)

Exterior

• Parking: Driveway; Guest parking available
• Utilities: Public sewer; Community water; Electricity connected; Sewer connected; Water connected
• Home design: Single-family manufactured home; One story; Move-in ready
• Construction: Siding exterior
• Exterior features: Shingle roof; Property has cleared areas, some trees, and wooded sections; Other exterior features

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric heat pump); Central air conditioning (electric)
• Interior features: Ceiling fans; Walk-in closets; Window treatments

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $189k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (3.9% below list).
• Recommended offer: $182k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.5% in Latimer — 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 65/100 on livability (#120 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jackson County School District (rural): math 53% / reading 48% proficiency, ranked #10 of 130 in MS (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Vancleave Upper Elementary (math 51% / reading 48%, grade D, #65 of 375 statewide, top 20%, 351 students, 99% FRL); Vancleave High School (math 48% / reading 52%, grade D+, #19 of 197 statewide, top 10%, 737 students, 100% FRL) — zoned schools average 99% FRL vs 50% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 194 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $181,606 (3.9% 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. 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?
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: 0.96% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $259,842
• List price: $189,000
• Delta: -27.26%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13312 Foxrun Dr	0.52mi	3/2.0 (-1)	1,792 (-9%)	1mo	$200,000	$112	55

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-14,475
• Equity at exit: $28,181

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $8,054
• Equity at exit: $16,341

Cash invested: $52,920 (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 39565

• Home prices YoY: -28.8%
• Active inventory: 194
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $254

Break-even live

Break-even rent $1,494

Max offer price $189,000

Occupancy floor 81%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending 911-char remark
2. 2026-04-28
   listed $189,000 Active 911-char remark
3. 2024-04-22
   soldstatus
4. 2020-11-18
   soldstatus 332-char remark

   Show marketing remark (332 chars)

   Hurry and snatch this one up before its gone! Home sits on 2.28 acres in Vancleave. The home itself was built in 2017 and placed on this property in 2018. Owner ever lived in by one family! All appliances to remain except for the washer and dryer. It is a Double Wide at about 1800 square feet. Hurry up and schedule you tour today!

5. 2020-07-30
   listed $135,000 332-char remark

   Show marketing remark (332 chars)

   Hurry and snatch this one up before its gone! Home sits on 2.28 acres in Vancleave. The home itself was built in 2017 and placed on this property in 2018. Owner ever lived in by one family! All appliances to remain except for the washer and dryer. It is a Double Wide at about 1800 square feet. Hurry up and schedule you tour today!

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$168/yr (+$14/mo · 12.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,793
• − Mortgage interest: −$10,587
• − Property taxes: −$1,325
• − Insurance: −$945
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$5,498
• Taxable loss: −$49
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $3,064/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

This mobile home requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Major Paint — Faded paint on exterior and interior
• Major Landscaping — Sparse landscaping, could be improved with shrubs and flowers

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Improved landscaping increases curb appeal and property value
• Both Replace worn-out carpet — Fresh carpet improves comfort and aesthetics
• Both Clean and maintain HVAC units — Clean and maintained HVAC units improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Faded paint on exterior and interior	Major	$15,000–50,000
Landscaping · Sparse landscaping, could be improved with shrubs and flowers	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Improved landscaping increases curb appeal and property value ↑
• Both Replace worn-out carpet — Fresh carpet improves comfort and aesthetics ↑
• Both Clean and maintain HVAC units — Clean and maintained HVAC units improve comfort and energy efficiency ↑

ⓘ 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: Jackson County School District
• NCES district ID: 2802160
• Math proficiency: 53% ▼ -5.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $53,569
• Composite: 43.57/100
• National rank: #2980
• State rank: #10 of 130 in MS

Livability — Latimer

• Score: 65/100
• State rank: #120
• US rank: #13490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,692

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 4% Slovak 1% Subsaharan African 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 95% English-only · Spanish 2% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.68%
• Current HPI: 187.1025
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+40.0% since first listed

7 events — show timeline

• 2026-05-21 Pending — MLSU
• 2026-05-19 Relisted — MLSU
• 2026-05-08 Pending — MLSU
• 2026-04-28 Listed $189,000 MLSU
• 2024-04-22 Sold (Public Records) — Public Records
• 2020-11-18 Sold (MLS) — MLSU
• 2020-07-30 Listed $135,000 MLSU

Property tax history

+13.5%/yr

Latest (2025): $1,325 · +94.7% YoY. Source: county tax records.