365 Stamper Pond Rd · Union, MS 39365

$115,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured · 99 Days on market

Built 1998 Good condition ↓ 11% since listing

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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 +18.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

3 bedroom 2 bath 1998 double wide on 1.5 ac in. the Union School District, new flooring, new metal roof, new porches

Key facts

• New porches
• New metal roof
• Double wide

Tags

• DOUBLE WIDE
• UNION SCHOOL DISTRICT
• NEW FLOORING
• NEW METAL ROOF
• NEW PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $48 ($581/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#137 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Union Public School District (rural): math 60% / reading 47% proficiency, ranked #8 of 130 in MS (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 3 units permitted in Newton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Newton County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $65,775
• Equity at exit: $103,601

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $191,387
• Equity at exit: $223,420

Cash invested: $32,200 (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 39365

• Active inventory: 15
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $48

Break-even live

Break-even rent $1,090

Max offer price $115,000

Occupancy floor 91%

Sensitivity live

Price	-10% $128	-5% $88	+0% $48	+5% $9	+10% $-31
Rent	-10% $-43	-5% $3	+0% $48	+5% $94	+10% $139
Rate	-1.0pp $106	-0.5pp $78	base $48	+0.5pp $19	+1.0pp $-12

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $115,000 Active 99 DOM
2. 2026-06-18
   days on market $115,000 Active 97 DOM
3. 2026-06-17
   days on market $115,000 Active 96 DOM
4. 2026-06-16
   days on market $115,000 Active 95 DOM
5. 2026-06-15
   days on market $115,000 Active 94 DOM
6. 2026-06-13
   days on market $115,000 Active 92 DOM
7. 2026-06-12
   days on market $115,000 Active 91 DOM
8. 2026-06-09
   days on market $115,000 Active 88 DOM
9. 2026-06-08
   days on market $115,000 Active 87 DOM
10. 2026-06-07
    days on market $115,000 Active 86 DOM
11. 2026-06-07
    days on market $115,000 Active 85 DOM
12. 2026-06-04
    days on market $115,000 Active 82 DOM
13. 2026-06-02
    days on market $115,000 Active 81 DOM
14. 2026-06-01
    days on market $115,000 Active 80 DOM
15. 2026-05-31
    days on market $115,000 Active 79 DOM
16. 2026-04-15
    price $115,000 116-char remark

    Show marketing remark (116 chars)

    3 bedroom 2 bath 1998 double wide on 1.5 ac in. the Union School District, new flooring, new metal roof, new porches

17. 2026-03-13
    listed $129,900 Active 116-char remark

    Show marketing remark (116 chars)

    3 bedroom 2 bath 1998 double wide on 1.5 ac in. the Union School District, new flooring, new metal roof, new porches

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 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: $13,817
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,345
• Taxable loss: −$1,278
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $888/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home has been updated with new siding, roof, and flooring, making it move-in ready. However, the kitchen and bathroom could benefit from updates to increase its resale value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — dated and could be updated

Value-add opportunities

• Resale new kitchen backsplash — enhances kitchen functionality and aesthetics
• Resale new bathroom vanity — modernizes bathroom and improves functionality
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · dated and could be updated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale new kitchen backsplash — enhances kitchen functionality and aesthetics ↑
• Resale new bathroom vanity — modernizes bathroom and improves functionality ↑
• Both landscaping — enhances curb appeal and adds 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: Union Public School District
• NCES district ID: 2804380
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 47% ▼ -3.00%
• Median HH income: $33,570
• Composite: 44.18/100
• National rank: #2855
• State rank: #8 of 130 in MS

Livability — Union

• Score: 64/100
• State rank: #137
• US rank: #14616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,976

Population outlook (Newton County) Hauer SSP2

• Today (2025): 21,329 people
• By 2030: 20,990 · -1.6%
• By 2040: 20,188 · -5.3%
• By 2050: 19,212 · -9.9%
• By 2075: 16,424 · -23.0%
• By 2100: 13,006 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 19% Two or more races 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Newton

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.2%
• 2008→2024 swing: -9.2pp toward R · 2008: -34.1pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+38.5 2016: R+39.3 2012: R+31.4 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.17%
• Current HPI: 201.72
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.5% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $115,000 EMR
• 2026-03-13 Listed $129,900 EMR