1035 Jasper Ln · Crystal Springs, MS 39059

$145,000

4 bd · 2.0 ba · 1,716 sqft · Manufactured public records · 21 Days on market

Built 1993 1.00 ac lot $84/sqft · 36% below area Est $228k · 36% under

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Why this score? — see what drove the C+ 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

Key facts

• Fully renovated home
• New flooring
• Storage shed

Tags

• FULLY RENOVATED HOME
• NEW FLOORING
• FIREPLACE IN THE LIVING ROOM
• DECK OVERLOOKING BACKYARD
• STORAGE SHED
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Lot is approximately 1.00 acre

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family manufactured home; One story; Entry level information not provided; Facing direction not provided
• Construction: Wood siding; Pillar/post/pier foundation; Built year available from public records
• Exterior features: Asphalt roof; Other exterior features

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace in the living room; Dishwasher

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.0% in Crystal Springs — 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 59/100 on livability (#252 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Copiah County School District (rural): math 27% / reading 28% proficiency, ranked #76 of 130 in MS (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 57 active listings in the ZIP; 8 units permitted in Copiah 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.
• Copiah County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.04% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.20%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (median comp): $227,533
• List price: $145,000
• Delta: -36.27%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035 Jasper Ln	0.00mi	3/2.0 (-1)	1,716 (0%)	4mo	$26,100	$15	92

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,580
• Equity at exit: $21,620

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $26,646
• 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 39059

• Home prices YoY: -15.9%
• Active inventory: 57
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$27 /mo · $323/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $345

Break-even live

Break-even rent $1,073

Max offer price $145,000

Occupancy floor 72%

Sensitivity live

Price	-10% $427	-5% $386	+0% $345	+5% $304	+10% $263
Rent	-10% $226	-5% $286	+0% $345	+5% $405	+10% $465
Rate	-1.0pp $418	-0.5pp $382	base $345	+0.5pp $308	+1.0pp $269

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 14 events

1. 2026-06-03
   status $145,000 Pending 21 DOM
2. 2026-06-02
   days on market $145,000 Active 21 DOM
3. 2026-06-01
   days on market $145,000 Active 20 DOM
4. 2026-05-31
   days on market $145,000 Active 19 DOM
5. 2026-05-12
   listed $145,000 Active 449-char remark
6. 2026-02-19
   soldstatus Closed 229-char remark

   Show marketing remark (229 chars)

   This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

7. 2026-01-24
   status Pending 229-char remark

   Show marketing remark (229 chars)

   This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

8. 2026-01-12
   price $26,100 229-char remark

   Show marketing remark (229 chars)

   This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

9. 2026-01-05
   price $58,000 229-char remark

   Show marketing remark (229 chars)

   This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

10. 2026-01-05
    status Active 229-char remark

    Show marketing remark (229 chars)

    This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

11. 2026-01-02
    historical 229-char remark

    Show marketing remark (229 chars)

    This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

12. 2025-11-26
    price $68,400 229-char remark

    Show marketing remark (229 chars)

    This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

13. 2025-10-28
    price $97,850 229-char remark

    Show marketing remark (229 chars)

    This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

14. 2025-10-03
    listed $103,000 Active 229-char remark

    Show marketing remark (229 chars)

    This 3-bedroom, 2-bath home features a living room with a fireplace, a kitchen, a back porch, a backyard, and a convenient storage room at the back. The property offers the opportunity to renovate and customize it to your liking.

ⓘ 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: $323 · $27/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$823/yr (+$69/mo · 254.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,121
• − Mortgage interest: −$8,122
• − Property taxes: −$323
• − Insurance: −$725
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,218
• Taxable income: $1,833
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $3,703/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: Copiah County School District
• NCES district ID: 2801220
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 28% ▼ -4.00%
• Median HH income: $38,801
• Composite: 23.07/100
• National rank: #7966
• State rank: #76 of 130 in MS

Livability — Crystal Springs

• Score: 59/100
• State rank: #252
• US rank: #20290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,065
• Population (ZIP): 12,065

Population outlook (Copiah County) Hauer SSP2

• Today (2025): 27,625 people
• By 2030: 26,633 · -3.6%
• By 2040: 24,390 · -11.7%
• By 2050: 22,160 · -19.8%
• By 2075: 17,384 · -37.1%
• By 2100: 13,427 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 40% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Copiah

• 2024 margin: Lean R (+6.1) · D 46.5% · R 52.6%
• 2008→2024 swing: -13.0pp toward R · 2008: 7.0pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: D+1.7 2016: D+5.3 2012: D+11.4 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.34%
• Current HPI: 160.3583
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+40.8% since first listed

11 events — show timeline

• 2026-06-03 Pending — MLSU
• 2026-05-12 Listed $145,000 MLSU
• 2026-02-19 Sold (MLS) — MLSU
• 2026-01-24 Pending — MLSU
• 2026-01-12 Price Changed $26,100 MLSU
• 2026-01-05 Price Changed $58,000 MLSU
• 2026-01-05 Relisted — MLSU
• 2026-01-02 Listing Removed — MLSU
• 2025-11-26 Price Changed $68,400 MLSU
• 2025-10-28 Price Changed $97,850 MLSU
• 2025-10-03 Listed $103,000 MLSU

Property tax history

+3.4%/yr

Latest (2025): $323 · +44.2% YoY. Source: county tax records.