8068 Hwy 11 N · Picayune, MS 39426

$84,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 47 Days on market

Built 1985 1.79 ac lot $58/sqft · 42% below area Est $144k · 42% under ↓ 6% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious manufactured home on 1.79 acres offering room to grow, and great potential. The home features an open floor plan with a living area that includes sliding glass doors leading to the back deck, along with a decorative-only fireplace for added charm. The septic system was installed approximately 2 years ago, and the roof and porches were new about 4 years ago. With a little TLC, this property could make an excellent rental investment or a comfortable family home. Will need to be a cash sale. Will not finance. The property is being sold As-Is, and the seller will not make repairs or pay for inspections. Utilities and water will not be turned on for inspections; buyers may use a generat

Key facts

• New porches
• Open floor plan
• Sliding glass doors

Tags

• OPEN FLOOR PLAN
• SLIDING GLASS DOORS
• BACK DECK
• NEW ROOF
• NEW PORCHES

Property features AI

Exterior

• Parking: Other parking
• Utilities: Septic tank
• Home design: Residential mobile home (double wide); One level; Metal roof; Vinyl siding; Block foundation
• Construction: Double wide mobile home; Vinyl siding construction; Block foundation; Metal roof
• Exterior features: Covered porch; Asphalt road frontage (county road)

Interior

• Kitchen: Microwave; Electric range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans; Window AC units; Has heating
• Interior features: Cathedral ceilings; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 3.3% in Picayune — 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 76/100 on livability (#11 in MS, #3,748 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: commute F, employment F.
• Pearl River County School District (rural): math 44% / reading 38% proficiency, ranked #35 of 130 in MS (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pearl River Central Elementar (math 40% / reading 41%, grade F, #118 of 375 statewide, top 32%, 1,501 students, 100% FRL); Pearl River Central Junior High (math 46% / reading 35%, grade F, #60 of 179 statewide, top 37%, 772 students, 100% FRL); Pearl River Central High School (math 50% / reading 41%, grade D-, #33 of 197 statewide, top 16%, 1,011 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 321 active listings in the ZIP; 326 units permitted in Pearl River County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pearl River County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $81,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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: 1.45% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.89%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (median comp): $144,500
• List price: $84,000
• Delta: -41.87%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.8%
• Equity multiple: 1.64×
• Total profit: $14,936
• Equity at exit: $12,525

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $49,702
• Equity at exit: $7,263

Cash invested: $23,520 (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 39426

• Home prices YoY: -33.9%
• Active inventory: 321
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $449

Break-even live

Break-even rent $649

Max offer price $84,000

Occupancy floor 58%

Sensitivity live

Price	-10% $496	-5% $472	+0% $449	+5% $425	+10% $401
Rent	-10% $352	-5% $401	+0% $449	+5% $497	+10% $545
Rate	-1.0pp $491	-0.5pp $470	base $449	+0.5pp $427	+1.0pp $405

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $84,000 Active 47 DOM
2. 2026-06-21
   days on market $84,000 Active 46 DOM
3. 2026-06-18
   days on market $84,000 Active 44 DOM
4. 2026-06-17
   days on market $84,000 Active 43 DOM
5. 2026-06-16
   days on market $84,000 Active 42 DOM
6. 2026-06-15
   days on market $84,000 Active 41 DOM
7. 2026-06-13
   days on market $84,000 Active 39 DOM
8. 2026-06-12
   days on market $84,000 Active 38 DOM
9. 2026-06-09
   days on market $84,000 Active 35 DOM
10. 2026-06-08
    days on market $84,000 Active 34 DOM
11. 2026-06-07
    days on market $84,000 Active 33 DOM
12. 2026-06-07
    days on market $84,000 Active 32 DOM
13. 2026-06-04
    days on market $84,000 Active 29 DOM
14. 2026-06-03
    price $84,000 Active 28 DOM
15. 2026-06-02
    days on market $89,000 Active 28 DOM
16. 2026-06-01
    days on market $89,000 Active 27 DOM
17. 2026-05-31
    days on market $89,000 Active 26 DOM
18. 2026-05-05
    listed $89,000 Active 828-char remark
19. 2021-03-08
    soldstatus

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $664 · $55/mo
• Expected delta: +$213/yr (+$18/mo · 47.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $14,607
• − Mortgage interest: −$4,705
• − Property taxes: −$450
• − Insurance: −$420
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,444
• Taxable income: $4,251
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $4,363/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: Pearl River County School District
• NCES district ID: 2803540
• Math proficiency: 44% ▼ -3.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $50,916
• Composite: 35.44/100
• National rank: #4931
• State rank: #35 of 130 in MS

Livability — Picayune

• Score: 76/100
• State rank: #11
• US rank: #3748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,555

Population outlook (Pearl River County) Hauer SSP2

• Today (2025): 53,426 people
• By 2030: 51,663 · -3.3%
• By 2040: 47,611 · -10.9%
• By 2050: 43,286 · -19.0%
• By 2075: 32,859 · -38.5%
• By 2100: 22,476 · -57.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% Serbian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Pearl River

• 2024 margin: Solid R (+66.7) · D 16.1% · R 82.8% · Other 1.0%
• 2008→2024 swing: -6.3pp toward R · 2008: -60.4pp · 2024: -66.7pp
• All cycles: 2024: R+66.7 2020: R+64.2 2016: R+66.8 2012: R+60.3 2008: R+60.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.24%
• Current HPI: 158.3694
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.6% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $84,000 PRCBOR
• 2026-05-05 Listed $89,000 PRCBOR
• 2021-03-08 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $450 · -0.4% YoY. Source: county tax records.