3295 Saint Anne Rd · Redwater, MS 39051

$169,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 108 Days on market

Built 2026 5.00 ac lot Est $172k · at est. ↓ 3% since listing

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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).

• Appreciation +9.5/10.0
• ARV discount +8.2/15.0
• Cash flow +6.6/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Schools +1.3/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Brand new 3 bedroom, 2 bath mobile home situated on 5.0 acres! This split floor plan offers a spacious kitchen with matching black appliances, including a dishwasher, along with ample cabinet and counter space. The oversized living room provides plenty of room for relaxing or entertaining. The primary suite features a large walk-in closet and a private bath complete with a double vanity, garden tub, separate walk-in shower, and abundant storage. Two additional generously sized bedrooms share a centrally located hall bath. Seller recently added new front and back porches and has seeded the yard. This home qualifies for FHA financing with as little as 3.5% down, and additional incentives may be available. Contact your agent today for more information.

Key facts

• Double vanity
• Private bath
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• MATCHING BLACK APPLIANCES
• OVERSIZED LIVING ROOM
• LARGE WALK-IN CLOSET
• PRIVATE BATH
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (33.4% below list).
• Recommended offer: $113k (33.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#302 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Leake County School District (town): math 11% / reading 22% proficiency, ranked #102 of 130 in MS (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (9.0% local appreciation)).
• Leake County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $113,082 (33.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $172,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Christian Union Church Rd	0.66mi	3/2.0	1,568 (0%)	13mo	$172,000	$110	59

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

Projected returns pro-forma

8.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.32×
• Total profit: $62,683
• Equity at exit: $140,313

10-year hold

• IRR: 16.1%
• Equity multiple: 5.13×
• Total profit: $196,280
• Equity at exit: $289,978

Cash invested: $47,572 (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 39051

• Home prices YoY: 5.9%
• Active inventory: 81
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-281

Break-even live

Break-even rent $1,486

Max offer price $129,269

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 108 DOM
2. 2026-06-17
   days on market $169,900 Active 107 DOM
3. 2026-06-16
   days on market $169,900 Active 106 DOM
4. 2026-06-15
   days on market $169,900 Active 105 DOM
5. 2026-06-13
   days on market $169,900 Active 103 DOM
6. 2026-06-12
   days on market $169,900 Active 102 DOM
7. 2026-06-09
   days on market $169,900 Active 99 DOM
8. 2026-06-08
   days on market $169,900 Active 98 DOM
9. 2026-06-07
   days on market $169,900 Active 97 DOM
10. 2026-06-07
    days on market $169,900 Active 96 DOM
11. 2026-06-04
    days on market $169,900 Active 93 DOM
12. 2026-06-02
    days on market $169,900 Active 92 DOM
13. 2026-06-01
    days on market $169,900 Active 91 DOM
14. 2026-05-31
    days on market $169,900 Active 90 DOM
15. 2026-04-10
    price $169,900 759-char remark

    Show marketing remark (759 chars)

    Brand new 3 bedroom, 2 bath mobile home situated on 5.0 acres! This split floor plan offers a spacious kitchen with matching black appliances, including a dishwasher, along with ample cabinet and counter space. The oversized living room provides plenty of room for relaxing or entertaining. The primary suite features a large walk-in closet and a private bath complete with a double vanity, garden tub, separate walk-in shower, and abundant storage. Two additional generously sized bedrooms share a centrally located hall bath. Seller recently added new front and back porches and has seeded the yard. This home qualifies for FHA financing with as little as 3.5% down, and additional incentives may be available. Contact your agent today for more information.

16. 2026-03-02
    listed $175,000 Active 759-char remark

    Show marketing remark (759 chars)

    Brand new 3 bedroom, 2 bath mobile home situated on 5.0 acres! This split floor plan offers a spacious kitchen with matching black appliances, including a dishwasher, along with ample cabinet and counter space. The oversized living room provides plenty of room for relaxing or entertaining. The primary suite features a large walk-in closet and a private bath complete with a double vanity, garden tub, separate walk-in shower, and abundant storage. Two additional generously sized bedrooms share a centrally located hall bath. Seller recently added new front and back porches and has seeded the yard. This home qualifies for FHA financing with as little as 3.5% down, and additional incentives may be available. Contact your agent today for more information.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,570
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$4,943
• Taxable loss: −$6,459
• Est. tax savings @ 24.0%: +$1,550
• After-tax cash flow: $-1,819/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: Leake County School District
• NCES district ID: 2802520
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $32,894
• Composite: 13.33/100
• National rank: #9538
• State rank: #102 of 130 in MS

Livability — Redwater

• Score: 56/100
• State rank: #302
• US rank: #22495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,242

Population outlook (Leake County) Hauer SSP2

• Today (2025): 21,382 people
• By 2030: 20,405 · -4.6%
• By 2040: 18,208 · -14.8%
• By 2050: 15,732 · -26.4%
• By 2075: 9,562 · -55.3%
• By 2100: 5,455 · -74.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 47% Black 39% Hispanic / Latino 8% Native American 5% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7%

Political lean MEDSL · Leake

• 2024 margin: Strong R (+23.4) · D 38.0% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.7pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+14.5 2016: R+14.2 2012: R+8.6 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.96%
• Current HPI: 161.5452
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.9% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $169,900 MLSU
• 2026-03-02 Listed $175,000 MLSU