538 Miles Cemetery Rd · Wiggins, MS 39577

$119,900

2 bd · 1.0 ba · 380 sqft · SingleFamily public records · 69 Days on market

Built 2000 3.00 ac lot

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Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort, space, and opportunity with this 2-bedroom manufactured home situated on 3 rural acres in the eastern part of Stone County. Designed with a split-bedroom layout, the home features a central living room and kitchen/dining area, ideal for everyday living. The property is located near National Forest land, this property offers privacy, natural beauty, and endless outdoor possibilities. The cleared acreage includes multiple additional structures: a fixer-upper cabin full of potential, a second older cabin currently used for storage, a storage building, and a shed; making it well-suited for a variety of uses. Enjoy peaceful mornings and relaxing evenings on the large covered front porch, perfect for taking in the quiet country setting. Whether you're looking for a homestead, a shared family retreat, a weekend getaway, or a hunting camp, this property offers incredible versatility. Come Home to Stone County......or make this property your personal playground.

Key facts

• Split-bedroom layout
• Cleared acreage
• Central living room

Tags

• SPLIT-BEDROOM LAYOUT
• CENTRAL LIVING ROOM
• KITCHEN DINING AREA
• NATIONAL FOREST LAND
• CLEARED ACREAGE
• LARGE COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $106k (12.0% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.5% in Wiggins — 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 68/100 on livability (#58 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools C-, crime D, amenities F.
• Stone County School District (town): math 52% / reading 46% proficiency, ranked #15 of 130 in MS (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 60 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $105,507 (12.0% below list)

Questions for the listing agent

1. It's been on market 69 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 9.5

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-12,048
• Equity at exit: $17,877

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,133
• Equity at exit: $10,367

Cash invested: $33,572 (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 39577

• Home prices YoY: -30.1%
• Active inventory: 70
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $117

Break-even live

Break-even rent $907

Max offer price $119,900

Occupancy floor 84%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 69 DOM
2. 2026-06-17
   days on market $119,900 Active 68 DOM
3. 2026-06-16
   days on market $119,900 Active 67 DOM
4. 2026-06-15
   days on market $119,900 Active 66 DOM
5. 2026-06-13
   days on market $119,900 Active 64 DOM
6. 2026-06-12
   days on market $119,900 Active 63 DOM
7. 2026-06-09
   days on market $119,900 Active 60 DOM
8. 2026-06-08
   days on market $119,900 Active 59 DOM
9. 2026-06-07
   days on market $119,900 Active 58 DOM
10. 2026-06-07
    days on market $119,900 Active 57 DOM
11. 2026-06-04
    days on market $119,900 Active 54 DOM
12. 2026-06-02
    days on market $119,900 Active 53 DOM
13. 2026-06-01
    days on market $119,900 Active 52 DOM
14. 2026-05-31
    days on market $119,900 Active 51 DOM
15. 2026-04-07
    listed $119,900 Active 1006-char remark

    Show marketing remark (1006 chars)

    Discover the perfect blend of comfort, space, and opportunity with this 2-bedroom manufactured home situated on 3 rural acres in the eastern part of Stone County. Designed with a split-bedroom layout, the home features a central living room and kitchen/dining area, ideal for everyday living. The property is located near National Forest land, this property offers privacy, natural beauty, and endless outdoor possibilities. The cleared acreage includes multiple additional structures: a fixer-upper cabin full of potential, a second older cabin currently used for storage, a storage building, and a shed; making it well-suited for a variety of uses. Enjoy peaceful mornings and relaxing evenings on the large covered front porch, perfect for taking in the quiet country setting. Whether you're looking for a homestead, a shared family retreat, a weekend getaway, or a hunting camp, this property offers incredible versatility. Come Home to Stone County......or make this property your personal playground.

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$490/yr (+$41/mo · 107.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $12,661
• − Mortgage interest: −$6,716
• − Property taxes: −$457
• − Insurance: −$600
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,488
• Taxable loss: −$625
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,551/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: Stone County School District
• NCES district ID: 2804170
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $43,785
• Composite: 41.4/100
• National rank: #3476
• State rank: #15 of 130 in MS

Livability — Wiggins

• Score: 68/100
• State rank: #58
• US rank: #9290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,488

Population outlook (Stone County) Hauer SSP2

• Today (2025): 18,528 people
• By 2030: 18,585 · +0.3%
• By 2040: 18,429 · -0.5%
• By 2050: 17,825 · -3.8%
• By 2075: 16,095 · -13.1%
• By 2100: 14,276 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+58.0) · D 20.5% · R 78.5% · Other 1.1%
• 2008→2024 swing: -14.5pp toward R · 2008: -43.5pp · 2024: -58.0pp
• All cycles: 2024: R+58.0 2020: R+52.8 2016: R+53.5 2012: R+45.9 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.19%
• Current HPI: 158.2419
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-07 Listed $119,900 MLSU