12625 Byhalia Rd · Byhalia, MS 38611

$145,000

2 bd · 2.0 ba · 927 sqft · SingleFamily · 2 Days on market

Fair condition 3.00 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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

GATED • FENCED • 3 ACRES • DESIRABLE LOCATION Hard-to-find 3-acre property featuring a 2BR/2BA mobile home in good condition for its age. Fully fenced with an electric gate and plenty of room for animals, hobbies, equipment, or future plans. Whether you're looking for affordable acreage, an investment opportunity, or a homesite for future construction, this property offers outstanding potential in a highly sought-after area. Property being sold AS-IS. Cash or conventional financing only. Two storage buildings stay.

Key facts

• Fully fenced
• Electric gate
• Fenced

Tags

• GATED
• FENCED
• 3 ACRES
• FULLY FENCED
• ELECTRIC GATE
• STORAGE BUILDINGS

Property features AI

Exterior

• Parking: Electric gate; Gravel parking; No garage (see remarks)
• Utilities: Septic tank; Well water; Electricity connected; Propane
• Home design: Single-family residence; Manufactured house; One level; Fixer condition
• Construction: Siding exterior; Foundation: see remarks; Built area about 927 (per public records)
• Exterior features: Perimeter fencing; Fenced lot with few trees; Shed(s)

Interior

• Kitchen: Built-in electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Wall/window cooling unit(s)
• Interior features: Built-in electric range; Refrigerator; Washer and dryer; Private yard; See remarks
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $27 ($324/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 $130k (10.2% below list).
• Recommended offer: $130k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Byhalia — 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 60/100 on livability (#218 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Desoto County School District (suburban): math 48% / reading 42% proficiency, ranked #20 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lewisburg Primary (582 students, 100% FRL); Lewisburg Middle (math 83% / reading 56%, grade A, #1 of 179 statewide, top 0%, 1,031 students, 100% FRL); Lewisburg High School (math 70% / reading 58%, grade B-, #4 of 197 statewide, top 2%, 1,275 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 67% at this address vs 45% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Desoto County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 356 active listings in the ZIP; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $130,266 (10.2% below list)

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. 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?
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: 0.90% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.3

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-21,754
• Equity at exit: $21,620

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-16,646
• Equity at exit: $12,537

Cash invested: $40,600 (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 38611

• Home prices YoY: -11.8%
• Active inventory: 356
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $27

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 93%

Sensitivity live

Price	-10% $127	-5% $77	+0% $27	+5% $-23	+10% $-73
Rent	-10% $-76	-5% $-24	+0% $27	+5% $78	+10% $130
Rate	-1.0pp $100	-0.5pp $64	base $27	+0.5pp $-11	+1.0pp $-49

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-21
   remarks 521-char remark
2. 2026-06-21
   listed $145,000 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,632
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$4,218
• Taxable loss: −$2,110
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $831/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 · 6 photos

Fair 45/100 Moderate rehab

This 3-acre property features a 2BR/2BA mobile home in fair condition, with significant repairs and maintenance needed. Potential buyers should consider the extensive work required to bring the property up to a good condition.

Repairs flagged

• Major roof — Visible rust and wear
• Major exterior siding — Weathered and stained
• Major flooring — Worn and uneven
• Major interior walls/paint — Chipped and faded
• Major landscaping — Sparse and overgrown
• Major fencing — Old and in need of repair

Value-add opportunities

• Both painting and repainting — Fresh paint can improve curb appeal and interior aesthetics
• Both landscaping and yard work — A well-maintained yard can enhance curb appeal and property value
• Both roof repair — A new roof can significantly increase the property's value and reduce maintenance costs
• Both exterior siding repair — Aesthetic repairs can improve the home's curb appeal and rental value
• Both flooring replacement — New flooring can improve the home's appearance and increase its rental value
• Both interior wall and paint repair — Fresh paint and repairs can improve the home's interior and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Visible rust and wear	Major	$15,000–50,000
exterior siding · Weathered and stained	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
interior walls/paint · Chipped and faded	Major	$15,000–50,000
landscaping · Sparse and overgrown	Major	$15,000–50,000
fencing · Old and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both painting and repainting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both landscaping and yard work — A well-maintained yard can enhance curb appeal and property value ↑
• Both roof repair — A new roof can significantly increase the property's value and reduce maintenance costs ↑
• Both exterior siding repair — Aesthetic repairs can improve the home's curb appeal and rental value ↑
• Both flooring replacement — New flooring can improve the home's appearance and increase its rental value ↑
• Both interior wall and paint repair — Fresh paint and repairs can improve the home's interior and rental 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: Desoto County School District
• NCES district ID: 2801320
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $59,272
• Composite: 39.56/100
• National rank: #3933
• State rank: #20 of 130 in MS

Livability — Byhalia

• Score: 60/100
• State rank: #218
• US rank: #18927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,751
• Population (ZIP): 16,751

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 203,338 people
• By 2030: 217,692 · +7.1%
• By 2040: 245,320 · +20.6%
• By 2050: 270,133 · +32.8%
• By 2075: 323,341 · +59.0%
• By 2100: 348,742 · +71.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 9% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · DeSoto

• 2024 margin: Strong R (+24.1) · D 36.7% · R 60.8% · Other 2.5%
• 2008→2024 swing: +14.2pp toward D · 2008: -38.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.9 2016: R+34.8 2012: R+33.5 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.38%
• Current HPI: 212.021
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-19 Listed $145,000 MLSU