1139 CR 167 · Baldwyn, MS 38824

$69,500

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 28 Days on market

Built 1999 1.00 ac lot

---

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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.6/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

EAST UNION SCHOOL DISTRICT!!! Belmont single-wide mobile home located in Union County sitting on 1.83 AC. The home features 2BD/1BA and has nice front deck & lrg. back deck. Inside, an open living, kitchen & breakfast area w/ bar & a new range. Home has new plumbing (water lines) and fresh paint inside. Plenty of room to run around. Seller is a MS Licensed Real Estate Broker. Seller has never occupied residence. Information is deemed reliable but not guaranteed.

Key facts

• Front deck
• New plumbing
• Fresh paint

Tags

• FRONT DECK
• BACK DECK
• NEW RANGE
• NEW PLUMBING
• FRESH PAINT

Property features AI

Exterior

• Utilities: Public water
• Home design: Singlewide mobile home; One story; Residential property; Rural zoning
• Construction: Metal roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Total of 4 rooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Window unit(s)
• Interior features: Ceiling fan(s); Window unit(s); Vinyl flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($806 rent vs $70k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#189 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Union County School District (rural): math 54% / reading 48% proficiency, ranked #13 of 130 in MS (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 17 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($481 loan paydown + $3k appreciation (3.8% local appreciation)).
• Union County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; major 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 $68,457 (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 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?
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: 1.16% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.09×
• Total profit: $21,154
• Equity at exit: $34,212

10-year hold

• IRR: 19.1%
• Equity multiple: 3.98×
• Total profit: $58,002
• Equity at exit: $55,154

Cash invested: $19,460 (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 38824

• Home prices YoY: 2.4%
• Active inventory: 59
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $806 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $157

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 76%

Sensitivity live

Price	-10% $205	-5% $181	+0% $157	+5% $133	+10% $109
Rent	-10% $93	-5% $125	+0% $157	+5% $189	+10% $220
Rate	-1.0pp $192	-0.5pp $174	base $157	+0.5pp $139	+1.0pp $120

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $69,500 Active 28 DOM
2. 2026-06-18
   days on market $69,500 Active 27 DOM
3. 2026-06-17
   days on market $69,500 Active 26 DOM
4. 2026-06-16
   days on market $69,500 Active 25 DOM
5. 2026-06-15
   days on market $69,500 Active 24 DOM
6. 2026-06-14
   days on market $69,500 Active 22 DOM
7. 2026-06-13
   price $69,500 Active 21 DOM
8. 2026-06-12
   days on market $79,500 Active 21 DOM
9. 2026-06-09
   days on market $79,500 Active 18 DOM
10. 2026-06-08
    days on market $79,500 Active 17 DOM
11. 2026-06-07
    days on market $79,500 Active 16 DOM
12. 2026-06-03
    days on market $79,500 Active 12 DOM
13. 2026-06-02
    days on market $79,500 Active 11 DOM
14. 2026-06-01
    days on market $79,500 Active 10 DOM
15. 2026-05-31
    days on market $79,500 Active 9 DOM
16. 2026-05-30
    days on market $79,500 Active 8 DOM
17. 2026-05-22
    listed $79,500 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $9,677
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$2,022
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $1,684/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: Union County School District
• NCES district ID: 2804350
• Math proficiency: 54% ▼ -15.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $37,935
• Composite: 42.49/100
• National rank: #3209
• State rank: #13 of 130 in MS

Livability — Baldwyn

• Score: 61/100
• State rank: #189
• US rank: #17386

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: 7,900
• Population (ZIP): 7,900

Population outlook (Union County) Hauer SSP2

• Today (2025): 30,992 people
• By 2030: 32,294 · +4.2%
• By 2040: 34,789 · +12.3%
• By 2050: 36,987 · +19.3%
• By 2075: 40,835 · +31.8%
• By 2100: 40,538 · +30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 20% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 94% English-only · Chinese 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+70.1) · D 14.5% · R 84.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -49.9pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+64.8 2016: R+63.2 2012: R+51.0 2008: R+49.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 159.5191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $79,500 NEMSBD