None · North Carrollton, MS 38917

$127,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 689 Days on market

Built 1996 9.00 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Great place in the country with 2 mobile Homes and Approx. 9 Acres of land Great place for an Investor or for someone that has a need for two Homes.

Key facts

• 9 acres of land
• 2 mobile homes
• 9 acre lot

Tags

• 2 MOBILE HOMES
• 9 ACRES OF LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $109k (14.0% below list).
• Recommended offer: $109k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#169 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: health & safety D+, schools F, amenities F.
• Carroll County School District (rural): math 13% / reading 21% proficiency, ranked #97 of 130 in MS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($878 loan paydown + $4k appreciation (3.0% local appreciation)).
• Carroll County population projected at -27% 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 689 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,209 (14.0% below list)

Questions for the listing agent

1. It's been on market 689 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 9.7

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: 10.2%
• Equity multiple: 1.59×
• Total profit: $20,823
• Equity at exit: $57,105

10-year hold

• IRR: 12.5%
• Equity multiple: 2.86×
• Total profit: $66,277
• Equity at exit: $88,005

Cash invested: $35,560 (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 38917

• Active inventory: 11
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $87

Break-even live

Break-even rent $981

Max offer price $127,000

Occupancy floor 87%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $127,000 Active 689 DOM
2. 2026-06-17
   days on market $127,000 Active 688 DOM
3. 2026-06-16
   days on market $127,000 Active 687 DOM
4. 2026-06-15
   days on market $127,000 Active 686 DOM
5. 2026-06-13
   days on market $127,000 Active 684 DOM
6. 2026-06-12
   days on market $127,000 Active 683 DOM
7. 2026-06-09
   days on market $127,000 Active 680 DOM
8. 2026-06-08
   days on market $127,000 Active 679 DOM
9. 2026-06-07
   days on market $127,000 Active 678 DOM
10. 2026-06-07
    days on market $127,000 Active 677 DOM
11. 2026-06-04
    days on market $127,000 Active 674 DOM
12. 2026-06-02
    days on market $127,000 Active 673 DOM
13. 2026-06-01
    days on market $127,000 Active 672 DOM
14. 2026-05-31
    days on market $127,000 Active 671 DOM
15. 2024-07-19
    listed $127,000 Active 148-char remark

    Show marketing remark (148 chars)

    Great place in the country with 2 mobile Homes and Approx. 9 Acres of land Great place for an Investor or for someone that has a need for two Homes.

16. 2016-02-22
    soldstatus
17. 1997-03-10
    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: $677 · $56/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$327/yr (+$27/mo · 48.3%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,105
• − Mortgage interest: −$7,114
• − Property taxes: −$677
• − Insurance: −$635
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,695
• Taxable loss: −$1,112
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,316/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: Carroll County School District
• NCES district ID: 2800930
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 21% ▼ -3.00%
• Median HH income: $34,947
• Composite: 13.96/100
• National rank: #9477
• State rank: #97 of 130 in MS

Livability — North Carrollton

• Score: 62/100
• State rank: #169
• US rank: #16201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 38
• Population (ZIP): 3,056

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 9,591 people
• By 2030: 9,104 · -5.1%
• By 2040: 7,986 · -16.7%
• By 2050: 6,981 · -27.2%
• By 2075: 5,244 · -45.3%
• By 2100: 3,826 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 26%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+44.3) · D 27.6% · R 71.8%
• 2008→2024 swing: -13.0pp toward R · 2008: -31.3pp · 2024: -44.3pp
• All cycles: 2024: R+44.3 2020: R+38.5 2016: R+38.9 2012: R+32.9 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2024-07-19 Listed $127,000 GBOR
• 2016-02-22 Sold (Public Records) — Public Records
• 1997-03-10 Sold (Public Records) — Public Records

Property tax history

+9.4%/yr

Latest (2025): $677 · +3.2% YoY. Source: county tax records.