614 Jones Ln · Columbia, MS 39429

$74,900

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 50 Days on market

Built 1999 Fair condition 0.27 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
• Schools +3.2/10.0
• 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

Opportunity is knocking--don't miss your chance to unlock the potential in this 4-bedroom, 2-bath home! Whether you're an investor looking for your next value-add project or a buyer ready to create a space tailored to your vision, this property delivers both functionality and upside. The split floor plan offers privacy and flow, with a spacious primary suite featuring a walk-in closet and en suite bathroom complete with separate shower and tub. The living room is anchored by a cozy fireplace, adding warmth and character, while central heat and air provide year-round comfort. Step through the sliding glass doors to a back deck overlooking the fenced backyard--perfect for entertaining, pets, or future enhancements. Ample storage throughout adds to the home's practicality. Previously used as a rental, this property is well-suited for continued income potential or a thoughtful renovation to maximize value. Conveniently located with quick access to Highway 35 North and Highway 98 for an easy commute, all while situated in a quiet setting. Properties with this combination of space, layout, and potential are hard to find--schedule your showing today before it's gone. Property is being sold as-is. Buyer to verify all information.

Key facts

• En suite bathroom
• Walk-in closet
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• PRIMARY SUITE
• WALK-IN CLOSET
• EN SUITE BATHROOM
• SEPARATE SHOWER
• FENCED BACKYARD

Property features AI

Finance

• Other: Property condition: fixer; Living area reported as 1,568 (source: public records); Lot dimensions approximately 92.90 x 112.78 (irregular); Approximate lot area 0.27 acres

Exterior

• Parking: Driveway with unpaved surface and direct access
• Security: Dead bolt locks
• Utilities: Public sewer; Community water; Cable available; Electricity connected; Phone available; Propane available; Sewer connected; Water connected
• Home design: Manufactured home (manufactured house); One level
• Construction: Vinyl siding; Pillar/post/pier raised foundation; Metal roof; Year built source: public records
• Exterior features: Deck; Front porch; Rear porch; Private yard; Fenced backyard with privacy fencing; Irregular-shaped lot

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: Bedrooms information not provided
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Central air conditioning; Gas cooling; Ceiling fan(s) for additional cooling
• Interior features: Ceiling fans; High ceilings with vaulted areas; Walk-in closet(s); Blinds on windows; Deadbolt locks and sliding doors; Fireplace with blower fan
• Laundry & utility: Washer hookup in unit; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#154 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: schools D, health & safety D, amenities F.
• Columbia School District (town): math 39% / reading 39% proficiency, ranked #45 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 1.83% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.6

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-3,063
• Equity at exit: $11,168

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $9,802
• Equity at exit: $6,476

Cash invested: $20,972 (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 39429

• Active inventory: 133
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $138

Break-even live

Break-even rent $1,195

Max offer price $74,900

Occupancy floor 85%

Sensitivity live

Price	-10% $190	-5% $164	+0% $138	+5% $112	+10% $86
Rent	-10% $30	-5% $84	+0% $138	+5% $192	+10% $246
Rate	-1.0pp $176	-0.5pp $157	base $138	+0.5pp $119	+1.0pp $99

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $74,900 Active 50 DOM
2. 2026-06-18
   days on market $74,900 Active 48 DOM
3. 2026-06-17
   days on market $74,900 Active 47 DOM
4. 2026-06-16
   days on market $74,900 Active 46 DOM
5. 2026-06-15
   days on market $74,900 Active 45 DOM
6. 2026-06-13
   days on market $74,900 Active 43 DOM
7. 2026-06-12
   days on market $74,900 Active 42 DOM
8. 2026-06-09
   days on market $74,900 Active 39 DOM
9. 2026-06-08
   days on market $74,900 Active 38 DOM
10. 2026-06-07
    days on market $74,900 Active 37 DOM
11. 2026-06-07
    days on market $74,900 Active 36 DOM
12. 2026-06-04
    days on market $74,900 Active 33 DOM
13. 2026-06-02
    days on market $74,900 Active 32 DOM
14. 2026-06-01
    days on market $74,900 Active 31 DOM
15. 2026-05-31
    days on market $74,900 Active 30 DOM
16. 2026-04-10
    listed $74,900 Active 1241-char remark

    Show marketing remark (1241 chars)

    Opportunity is knocking--don't miss your chance to unlock the potential in this 4-bedroom, 2-bath home! Whether you're an investor looking for your next value-add project or a buyer ready to create a space tailored to your vision, this property delivers both functionality and upside. The split floor plan offers privacy and flow, with a spacious primary suite featuring a walk-in closet and en suite bathroom complete with separate shower and tub. The living room is anchored by a cozy fireplace, adding warmth and character, while central heat and air provide year-round comfort. Step through the sliding glass doors to a back deck overlooking the fenced backyard--perfect for entertaining, pets, or future enhancements. Ample storage throughout adds to the home's practicality. Previously used as a rental, this property is well-suited for continued income potential or a thoughtful renovation to maximize value. Conveniently located with quick access to Highway 35 North and Highway 98 for an easy commute, all while situated in a quiet setting. Properties with this combination of space, layout, and potential are hard to find--schedule your showing today before it's gone. Property is being sold as-is. Buyer to verify all information.

17. 2026-04-10
    listed $74,900 Active 1241-char remark

    Show marketing remark (1241 chars)

    Opportunity is knocking--don't miss your chance to unlock the potential in this 4-bedroom, 2-bath home! Whether you're an investor looking for your next value-add project or a buyer ready to create a space tailored to your vision, this property delivers both functionality and upside. The split floor plan offers privacy and flow, with a spacious primary suite featuring a walk-in closet and en suite bathroom complete with separate shower and tub. The living room is anchored by a cozy fireplace, adding warmth and character, while central heat and air provide year-round comfort. Step through the sliding glass doors to a back deck overlooking the fenced backyard--perfect for entertaining, pets, or future enhancements. Ample storage throughout adds to the home's practicality. Previously used as a rental, this property is well-suited for continued income potential or a thoughtful renovation to maximize value. Conveniently located with quick access to Highway 35 North and Highway 98 for an easy commute, all while situated in a quiet setting. Properties with this combination of space, layout, and potential are hard to find--schedule your showing today before it's gone. Property is being sold as-is. Buyer to verify all information.

18. 2023-02-23
    soldstatus

    Show marketing remark (272 chars)

    Updated 4 BR/2 BA 1999 Redman 28 X 56 Mobile home. New Flooring, New AC/H unit, Den with fireplace, Dining Room, Split plan w/ nice master bath, good size laundry room, back deck off of Dining room and small front porch and fenced in backyard. Right off of Hwy 35 Bypass.

19. 2020-09-30
    listed $53,000

    Show marketing remark (272 chars)

    Updated 4 BR/2 BA 1999 Redman 28 X 56 Mobile home. New Flooring, New AC/H unit, Den with fireplace, Dining Room, Split plan w/ nice master bath, good size laundry room, back deck off of Dining room and small front porch and fenced in backyard. Right off of Hwy 35 Bypass.

ⓘ 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 4/10 Moderate FEMA zone AE · 23% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,438
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$5,493
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$2,179
• Taxable income: $817
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $1,460/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 · 1 photo

Fair 45/100 Moderate rehab

This 4-bedroom, 2-bath home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major kitchen countertops — Severe wear
• Major bathroom fixtures — Outdated and worn
• Major flooring — Worn and in need of replacement
• Major interior walls — Peeling paint and stains
• Major exterior siding — Worn and damaged
• Major windows — Cracks and potential drafts
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Resale update kitchen countertops and cabinetry — Modernizes the kitchen and adds value
• Resale replace bathroom fixtures and tiles — Updates the bathrooms and enhances curb appeal
• Resale replace worn flooring — Fresh flooring improves the home's overall appearance
• Resale repair and paint interior walls — Fresh paint and repairs improve the home's condition
• Resale repair and replace exterior siding — Fresh siding enhances the home's curb appeal
• Resale repair and replace windows — New windows improve energy efficiency and curb appeal
• Resale landscape and improve curb appeal — A well-maintained yard enhances the home's overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Severe wear	Major	$15,000–50,000
bathroom fixtures · Outdated and worn	Major	$15,000–50,000
flooring · Worn and in need of replacement	Major	$15,000–50,000
interior walls · Peeling paint and stains	Major	$15,000–50,000
exterior siding · Worn and damaged	Major	$15,000–50,000
windows · Cracks and potential drafts	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale update kitchen countertops and cabinetry — Modernizes the kitchen and adds value ↑
• Resale replace bathroom fixtures and tiles — Updates the bathrooms and enhances curb appeal ↑
• Resale replace worn flooring — Fresh flooring improves the home's overall appearance ↑
• Resale repair and paint interior walls — Fresh paint and repairs improve the home's condition ↑
• Resale repair and replace exterior siding — Fresh siding enhances the home's curb appeal ↑
• Resale repair and replace windows — New windows improve energy efficiency and curb appeal ↑
• Resale landscape and improve curb appeal — A well-maintained yard enhances the home's overall appearance ↑

ⓘ 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: Columbia School District
• NCES district ID: 2801170
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $31,192
• Composite: 31.87/100
• National rank: #5866
• State rank: #45 of 130 in MS

Livability — Columbia

• Score: 63/100
• State rank: #154
• US rank: #15293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,583

Population outlook (Marion County) Hauer SSP2

• Today (2025): 22,813 people
• By 2030: 21,301 · -6.6%
• By 2040: 18,176 · -20.3%
• By 2050: 15,215 · -33.3%
• By 2075: 9,388 · -58.8%
• By 2100: 5,335 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.6) · D 28.7% · R 70.4%
• 2008→2024 swing: -10.2pp toward R · 2008: -31.4pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+36.8 2016: R+36.0 2012: R+29.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.11%
• Current HPI: 132.3278
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+41.3% since first listed

4 events — show timeline

• 2026-04-10 Listed $74,900 HAAR
• 2026-04-10 Listed $74,900 MLSU
• 2023-02-23 Sold (MLS) — HAAR
• 2020-09-30 Listed $53,000 HAAR