1628 400 · Dundee, MS 38626

$99,900

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 32 Days on market

Built 1999 1.00 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

4-bedroom 2-bathroom doublewide, split bedroom plan eat in kitchen, separate laundry room, located on 1 acre lot just southeast of Tunica MS. Great opportunity to live in a rural setting with City amenities just minutes away. This property is now under auction terms, All bids must be submitted during the auction via the property's listing page at www. servicelinkauction.com. All bids will be subject to seller approval (minimums may apply)

Key facts

• Eat in kitchen
• Split bedroom plan
• 1 acre lot

Tags

• SPLIT BEDROOM PLAN
• EAT IN KITCHEN
• SEPARATE LAUNDRY ROOM
• 1 ACRE LOT
• RURAL SETTING

Property features AI

Exterior

• Parking: Detached carport (2 spaces); Gravel parking
• Utilities: Public water; Sewer: waste treatment plant; Utilities: see remarks
• Home design: Manufactured house; One story; Fixer condition
• Construction: Vinyl construction; Pillar/post/pier foundation; Built as manufactured housing
• Exterior features: Asphalt shingle roof; Property listed as Manufactured Home; Exterior vinyl siding; Lot is level

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Primary bedroom (Main level); Three additional bedrooms (Main level)
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane heating; No central cooling (see remarks)
• Interior features: 7 total rooms; Aluminum frame windows; See remarks for additional exterior/interior details
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tunica County School District (rural): math 13% / reading 16% proficiency, ranked #110 of 130 in MS (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tunica Elementary School (math 8% / reading 17%, grade F, #296 of 375 statewide, top 82%, 343 students, 100% FRL); Tunica Middle School (math 22% / reading 14%, grade F, #122 of 179 statewide, top 68%, 357 students, 100% FRL).
• Market conditions: 10 active listings in the ZIP; 90 units permitted in Tunica County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $5k appreciation (4.6% local appreciation)).
• Tunica County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.98%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.58×
• Total profit: $44,328
• Equity at exit: $54,015

10-year hold

• IRR: 25.2%
• Equity multiple: 5.10×
• Total profit: $114,765
• Equity at exit: $91,144

Cash invested: $27,972 (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 38626

• Home prices YoY: 4.2%
• Active inventory: 10
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $372

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $442	-5% $407	+0% $372	+5% $338	+10% $303
Rent	-10% $266	-5% $319	+0% $372	+5% $426	+10% $479
Rate	-1.0pp $423	-0.5pp $398	base $372	+0.5pp $347	+1.0pp $320

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $99,900 Active 32 DOM
2. 2026-06-18
   days on market $99,900 Active 29 DOM
3. 2026-06-17
   days on market $99,900 Active 28 DOM
4. 2026-06-16
   days on market $99,900 Active 27 DOM
5. 2026-06-15
   days on market $99,900 Active 26 DOM
6. 2026-06-13
   days on market $99,900 Active 24 DOM
7. 2026-06-10
   days on market $99,900 Active 21 DOM
8. 2026-06-09
   days on market $99,900 Active 20 DOM
9. 2026-06-08
   days on market $99,900 Active 19 DOM
10. 2026-06-07
    days on market $99,900 Active 18 DOM
11. 2026-06-03
    days on market $99,900 Active 14 DOM
12. 2026-06-02
    days on market $99,900 Active 13 DOM
13. 2026-06-01
    days on market $99,900 Active 12 DOM
14. 2026-05-31
    days on market $99,900 Active 11 DOM
15. 2026-05-19
    listed $99,900 Active
16. 2008-12-04
    soldstatus

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,145
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,906
• Taxable income: $3,061
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,735/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: Tunica County School District
• NCES district ID: 2804290
• Math proficiency: 13% ▼ -26.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $32,099
• Composite: 11.64/100
• National rank: #9693
• State rank: #110 of 130 in MS

Livability — Dundee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,123

Population outlook (Tunica County) Hauer SSP2

• Today (2025): 9,512 people
• By 2030: 9,080 · -4.5%
• By 2040: 8,232 · -13.5%
• By 2050: 7,406 · -22.1%
• By 2075: 5,511 · -42.1%
• By 2100: 3,828 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 39%
• Common ancestry: Scottish 1%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Tunica

• 2024 margin: Solid D (+38.9) · D 68.8% · R 29.9% · Other 1.2%
• 2008→2024 swing: -13.3pp toward R · 2008: 52.2pp · 2024: 38.9pp
• All cycles: 2024: D+38.9 2020: D+46.4 2016: D+50.2 2012: D+58.8 2008: D+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.57%
• Current HPI: 112.5356
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-19 Listed $99,900 MLSU
• 2008-12-04 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $90 · +0.0% YoY. Source: county tax records.