153 C F Eubanks Rd · Lucedale, MS 39452

$65,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 13 Days on market

Built 1998 Fair condition 1.00 ac lot $54/sqft · 52% below area ↓ 50% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• 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

***SELLER IS MOTIVATED. BRING ALL OFFERS*** Peaceful country living at its best! This well-maintained 3-bedroom, 2-bath mobile home sits on 1 full acre of land, offering privacy, room to roam, and endless outdoor potential. The property also includes two storage sheds, perfect for tools, lawn equipment, hobbies, or extra storage space. Inside, you'll find a comfortable layout featuring a cozy living area, functional kitchen, and generously sized bedrooms. The primary suite includes a private bath for added convenience. Whether you're searching for a starter home, investment opportunity, or a quiet place to settle down, this property delivers affordability, space, and the charm of rural living. Enjoy the slower pace of the countryside while still being just a short drive from town conveniences.

Key facts

• 1 acre lot
• Two storage sheds
• 1 acre lot

Tags

• 1 ACRE LOT
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $65k).
• Cap rate 12.1% vs local median 2.2% in Lucedale — 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 (#110 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• George County School District (rural): math 45% / reading 42% proficiency, ranked #30 of 130 in MS (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 289 active listings in the ZIP; 30 units permitted in George County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• George County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

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. Crime grade is F 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. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $134,846
• List price: $65,000
• Delta: -51.80%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $9,610
• Equity at exit: $9,692

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $34,346
• Equity at exit: $5,620

Cash invested: $18,200 (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 39452

• Home prices YoY: -14.8%
• Active inventory: 289
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $316

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   statusdays on market $65,000 Pending 13 DOM
2. 2026-06-09
   days on market $65,000 Active 10 DOM
3. 2026-06-08
   days on market $65,000 Active 9 DOM
4. 2026-06-07
   days on market $65,000 Active 8 DOM
5. 2026-06-07
   days on market $65,000 Active 7 DOM
6. 2026-06-04
   days on market $65,000 Active 4 DOM
7. 2026-06-02
   days on market $65,000 Active 3 DOM
8. 2026-06-01
   days on market $65,000 Active 2 DOM
9. 2026-05-31
   days on marketlisting id $65,000 Active 1 DOM
10. 2026-05-18
    price $65,000 806-char remark

    Show marketing remark (806 chars)

    ***SELLER IS MOTIVATED. BRING ALL OFFERS*** Peaceful country living at its best! This well-maintained 3-bedroom, 2-bath mobile home sits on 1 full acre of land, offering privacy, room to roam, and endless outdoor potential. The property also includes two storage sheds, perfect for tools, lawn equipment, hobbies, or extra storage space. Inside, you'll find a comfortable layout featuring a cozy living area, functional kitchen, and generously sized bedrooms. The primary suite includes a private bath for added convenience. Whether you're searching for a starter home, investment opportunity, or a quiet place to settle down, this property delivers affordability, space, and the charm of rural living. Enjoy the slower pace of the countryside while still being just a short drive from town conveniences.

11. 2026-04-15
    price $75,000 806-char remark

    Show marketing remark (806 chars)

    ***SELLER IS MOTIVATED. BRING ALL OFFERS*** Peaceful country living at its best! This well-maintained 3-bedroom, 2-bath mobile home sits on 1 full acre of land, offering privacy, room to roam, and endless outdoor potential. The property also includes two storage sheds, perfect for tools, lawn equipment, hobbies, or extra storage space. Inside, you'll find a comfortable layout featuring a cozy living area, functional kitchen, and generously sized bedrooms. The primary suite includes a private bath for added convenience. Whether you're searching for a starter home, investment opportunity, or a quiet place to settle down, this property delivers affordability, space, and the charm of rural living. Enjoy the slower pace of the countryside while still being just a short drive from town conveniences.

12. 2026-04-04
    price $79,900 806-char remark

    Show marketing remark (806 chars)

    ***SELLER IS MOTIVATED. BRING ALL OFFERS*** Peaceful country living at its best! This well-maintained 3-bedroom, 2-bath mobile home sits on 1 full acre of land, offering privacy, room to roam, and endless outdoor potential. The property also includes two storage sheds, perfect for tools, lawn equipment, hobbies, or extra storage space. Inside, you'll find a comfortable layout featuring a cozy living area, functional kitchen, and generously sized bedrooms. The primary suite includes a private bath for added convenience. Whether you're searching for a starter home, investment opportunity, or a quiet place to settle down, this property delivers affordability, space, and the charm of rural living. Enjoy the slower pace of the countryside while still being just a short drive from town conveniences.

13. 2026-02-27
    listed $85,000 Active 806-char remark

    Show marketing remark (806 chars)

    ***SELLER IS MOTIVATED. BRING ALL OFFERS*** Peaceful country living at its best! This well-maintained 3-bedroom, 2-bath mobile home sits on 1 full acre of land, offering privacy, room to roam, and endless outdoor potential. The property also includes two storage sheds, perfect for tools, lawn equipment, hobbies, or extra storage space. Inside, you'll find a comfortable layout featuring a cozy living area, functional kitchen, and generously sized bedrooms. The primary suite includes a private bath for added convenience. Whether you're searching for a starter home, investment opportunity, or a quiet place to settle down, this property delivers affordability, space, and the charm of rural living. Enjoy the slower pace of the countryside while still being just a short drive from town conveniences.

14. 2021-10-01
    historical
15. 2019-07-24
    soldstatus
16. 2018-11-26
    listed $79,900
17. 2018-03-02
    listed $129,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $11,624
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$1,891
• Taxable income: $2,932
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $3,089/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 to improve its condition and value. Focus on the roof, exterior siding, flooring, and interior walls for the highest impact.

Repairs flagged

• Major roof — Exposed roof structure
• Major exterior siding — Weathered and damaged
• Major flooring — Worn carpet
• Major interior walls — Worn paint, peeling

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Both Replace carpet — Improves comfort and value
• Resale Paint interior walls — Enhances interior appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed roof structure	Major	$15,000–50,000
exterior siding · Weathered and damaged	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Worn paint, peeling	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace carpet — Improves comfort and value ↑
• Resale Paint interior walls — Enhances interior 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: George County School District
• NCES district ID: 2801560
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $45,139
• Composite: 36.95/100
• National rank: #4533
• State rank: #30 of 130 in MS

Livability — Lucedale

• Score: 65/100
• State rank: #110
• US rank: #12690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,891

Population outlook (George County) Hauer SSP2

• Today (2025): 24,439 people
• By 2030: 24,823 · +1.6%
• By 2040: 25,399 · +3.9%
• By 2050: 25,410 · +4.0%
• By 2075: 24,603 · +0.7%
• By 2100: 21,067 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · George

• 2024 margin: Solid R (+78.8) · D 10.3% · R 89.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -66.1pp · 2024: -78.8pp
• All cycles: 2024: R+78.8 2020: R+76.8 2016: R+77.7 2012: R+71.2 2008: R+66.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.03%
• Current HPI: 183.9023
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-49.6% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $65,000 MLSU
• 2026-04-15 Price Changed $75,000 MLSU
• 2026-04-04 Price Changed $79,900 MLSU
• 2026-02-27 Listed $85,000 MLSU
• 2021-10-01 Listing Removed — MLSU
• 2019-07-24 Sold (MLS) — MLSU
• 2018-11-26 Listed $79,900 MLSU
• 2018-03-02 Listed $129,000 MLSU