1 Loblolly Ln · Laurel, MS 39443

$275,000

10 bd · None ba · 4,112 sqft · MultiFamily · 73 Days on market

Built 2018 Poor condition 10 ac lot ↓ 27% since listing

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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 +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Discover unparalleled investment potential with this expansive 30-acre property nestled in the serene and picturesque town of Laurel. Offering a harmonious blend of residential comfort and financial opportunity, this estate features four mobile homes, promising consistent rental income. Complementing these are a charming tiny house, perfect for minimalist living or short-term leasing, and an additional leased mobile home space that further enhances your revenue portfolio. This unique property isn't just a collection of homes; it's a canvas for growth. With ample land surrounding the existing residences, there's significant room to expand, allowing for construction of additional units or the introduction of community amenities such as gardens, walking trails, and recreational spaces. Whether you're looking to diversify your investments or seeking a sprawling retreat with income opportunities at every turn, this versatile property presents exceptional possibilities. Don't wait, secure your future today in one of Laurel's most dynamic real estate prospects. * Not GPS friendly. Put 88 Hoy Rd in your GPS and you will see Loblolly Ln when you arrive.

Key facts

• Community amenities
• Four mobile homes
• Charming tiny house

Tags

• 30 ACRE PROPERTY
• FOUR MOBILE HOMES
• CHARMING TINY HOUSE
• LEASED MOBILE HOME SPACE
• ROOM TO EXPAND
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 10-bed/?-bath multifamily listed at $275k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $275k).
• Recommended offer: $258k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#92 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, commute F.
• Jones County School District (rural): math 40% / reading 39% proficiency, ranked #40 of 130 in MS (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 23 units permitted in Jones County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Jones County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 89% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.94% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.13%
• DSCR: 2.61
• GRM: 4.3

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: 31.9%
• Equity multiple: 2.34×
• Total profit: $103,162
• Equity at exit: $41,003

10-year hold

• IRR: 39.0%
• Equity multiple: 4.64×
• Total profit: $280,274
• Equity at exit: $23,777

Cash invested: $77,000 (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 39443

• Active inventory: 107
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $5,340 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,121
• Net cashflow: $2,318

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 52%

Sensitivity live

Price	-10% $2,508	-5% $2,413	+0% $2,318	+5% $2,223	+10% $2,128
Rent	-10% $1,896	-5% $2,107	+0% $2,318	+5% $2,529	+10% $2,740
Rate	-1.0pp $2,457	-0.5pp $2,388	base $2,318	+0.5pp $2,247	+1.0pp $2,174

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,256
1× unit	1	1	$1,084
Total (5 units)			$5,340

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-12
   price $320,000 1163-char remark

   Show marketing remark (1163 chars)

   Discover unparalleled investment potential with this expansive 10-acre property nestled in the serene and picturesque town of Laurel. Offering a harmonious blend of residential comfort and financial opportunity, this estate features four mobile homes, promising consistent rental income. Complementing these are a charming tiny house, perfect for minimalist living or short-term leasing, and an additional leased mobile home space that further enhances your revenue portfolio. This unique property isn't just a collection of homes; it's a canvas for growth. With ample land surrounding the existing residences, there's significant room to expand, allowing for construction of additional units or the introduction of community amenities such as gardens, walking trails, and recreational spaces. Whether you're looking to diversify your investments or seeking a sprawling retreat with income opportunities at every turn, this versatile property presents exceptional possibilities. Don't wait, secure your future today in one of Laurel's most dynamic real estate prospects. * Not GPS friendly. Put 88 Hoy Rd in your GPS and you will see Loblolly Ln when you arrive.

2. 2026-05-12
   price $275,000 1163-char remark

   Show marketing remark (1163 chars)

   Discover unparalleled investment potential with this expansive 10-acre property nestled in the serene and picturesque town of Laurel. Offering a harmonious blend of residential comfort and financial opportunity, this estate features four mobile homes, promising consistent rental income. Complementing these are a charming tiny house, perfect for minimalist living or short-term leasing, and an additional leased mobile home space that further enhances your revenue portfolio. This unique property isn't just a collection of homes; it's a canvas for growth. With ample land surrounding the existing residences, there's significant room to expand, allowing for construction of additional units or the introduction of community amenities such as gardens, walking trails, and recreational spaces. Whether you're looking to diversify your investments or seeking a sprawling retreat with income opportunities at every turn, this versatile property presents exceptional possibilities. Don't wait, secure your future today in one of Laurel's most dynamic real estate prospects. * Not GPS friendly. Put 88 Hoy Rd in your GPS and you will see Loblolly Ln when you arrive.

3. 2026-03-13
   listed $300,000 Active 1163-char remark

   Show marketing remark (1163 chars)

   Discover unparalleled investment potential with this expansive 10-acre property nestled in the serene and picturesque town of Laurel. Offering a harmonious blend of residential comfort and financial opportunity, this estate features four mobile homes, promising consistent rental income. Complementing these are a charming tiny house, perfect for minimalist living or short-term leasing, and an additional leased mobile home space that further enhances your revenue portfolio. This unique property isn't just a collection of homes; it's a canvas for growth. With ample land surrounding the existing residences, there's significant room to expand, allowing for construction of additional units or the introduction of community amenities such as gardens, walking trails, and recreational spaces. Whether you're looking to diversify your investments or seeking a sprawling retreat with income opportunities at every turn, this versatile property presents exceptional possibilities. Don't wait, secure your future today in one of Laurel's most dynamic real estate prospects. * Not GPS friendly. Put 88 Hoy Rd in your GPS and you will see Loblolly Ln when you arrive.

4. 2026-02-25
   listed $350,000 Active 1163-char remark

   Show marketing remark (1163 chars)

   Discover unparalleled investment potential with this expansive 30-acre property nestled in the serene and picturesque town of Laurel. Offering a harmonious blend of residential comfort and financial opportunity, this estate features four mobile homes, promising consistent rental income. Complementing these are a charming tiny house, perfect for minimalist living or short-term leasing, and an additional leased mobile home space that further enhances your revenue portfolio. This unique property isn't just a collection of homes; it's a canvas for growth. With ample land surrounding the existing residences, there's significant room to expand, allowing for construction of additional units or the introduction of community amenities such as gardens, walking trails, and recreational spaces. Whether you're looking to diversify your investments or seeking a sprawling retreat with income opportunities at every turn, this versatile property presents exceptional possibilities. Don't wait, secure your future today in one of Laurel's most dynamic real estate prospects. * Not GPS friendly. Put 88 Hoy Rd in your GPS and you will see Loblolly Ln when you arrive.

5. 2025-08-28
   status Active
6. 2025-08-27
   status Active
7. 2025-07-23
   status Pending
8. 2025-07-23
   status Pending
9. 2025-04-15
   listed $375,000 Active
10. 2025-04-15
    listed $375,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 89% 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: $64,080
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$5,126
• − Management: −$5,126
• − Depreciation: −$8,000
• Taxable income: $24,923
• Est. tax owed @ 24.0%: −$5,982
• After-tax cash flow: $21,836/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to improve its condition and value. Significant work is needed on the exterior, roof, flooring, and HVAC system.

Repairs flagged

• Major exterior siding — Significant damage and peeling paint
• Major roof — Appears old and possibly leaking
• Major flooring — Uneven and worn
• Major HVAC unit — Appears old and possibly in need of repair

Value-add opportunities

• Both exterior siding and roof repair — Improves both resale and rental value
• Both HVAC unit replacement — Enhances comfort and energy efficiency
• Both flooring replacement — Improves both resale and rental value
• Both landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and peeling paint	Major	$15,000–50,000
roof · Appears old and possibly leaking	Major	$15,000–50,000
flooring · Uneven and worn	Major	$15,000–50,000
HVAC unit · Appears old and possibly in need of repair	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves both resale and rental value ↑
• Both HVAC unit replacement — Enhances comfort and energy efficiency ↑
• Both flooring replacement — Improves both resale and rental value ↑
• Both landscaping and curb appeal — Enhances curb appeal and property value ↑

ⓘ 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: Jones County School District
• NCES district ID: 2802280
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $41,051
• Composite: 33.24/100
• National rank: #5520
• State rank: #40 of 130 in MS

Livability — Laurel

• Score: 66/100
• State rank: #92
• US rank: #11413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,111
• Population (ZIP): 22,932

Population outlook (Jones County) Hauer SSP2

• Today (2025): 68,800 people
• By 2030: 68,773 · +-0.0%
• By 2040: 68,087 · -1.0%
• By 2050: 66,241 · -3.7%
• By 2075: 58,600 · -14.8%
• By 2100: 45,744 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+46.8) · D 26.2% · R 73.0%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.6pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+42.2 2016: R+43.6 2012: R+38.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.24%
• Current HPI: 131.9011
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-26.7% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $275,000 LBOR
• 2026-05-12 Price Changed $320,000 LBOR
• 2026-03-13 Listed $300,000 LBOR
• 2026-02-25 Listed $350,000 LBOR
• 2025-08-28 Relisted — LBOR
• 2025-08-27 Relisted — HAAR
• 2025-07-23 Pending — HAAR
• 2025-07-23 Pending — LBOR
• 2025-04-15 Listed $375,000 HAAR
• 2025-04-15 Listed $375,000 LBOR