81 Cochran Rd · Richton, MS 39476

$134,900

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 25 Days on market

Built 1997

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 81 Cochran Road in Richton. Situated on a full surveyed acre, this 3 bedroom, 2 bath home offers plenty of space both inside and out, making it perfect for those looking to enjoy a quieter lifestyle with room to spread out. Step inside to find a fresh, updated interior featuring new paint and brand-new floor coverings throughout. The home is bright and inviting, enhanced by all new ceiling lights and ceiling fans that add comfort and efficiency to every room. The kitchen comes equipped with a new refrigerator, and the home also includes a new electric hot water heater for added peace of mind. Outside, you'll appreciate the new and durable 29-gauge metal roof, new skirting, and a

Key facts

• New ceiling fans
• New paint
• New refrigerator

Tags

• FULL SURVEYED ACRE
• NEW PAINT
• BRAND NEW FLOOR COVERINGS
• NEW CEILING LIGHTS
• NEW CEILING FANS
• NEW REFRIGERATOR

Property features AI

Exterior

• Parking: No dedicated parking
• Utilities: Septic tank
• Home design: Manufactured home; One story; Raised foundation
• Construction: Metal roof
• Exterior features: Front porch; Covered porch; Porch; Deck

Interior

• Flooring: Vinyl; Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning
• Interior features: Soaking tub; Ceiling fan(s); Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $127k (5.7% below list).
• Recommended offer: $127k (5.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#12 in MS, #4,165 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Richton School District (rural): math 35% / reading 32% proficiency, ranked #57 of 130 in MS (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Perry County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $41k; list at $135k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $127,180 (5.7% 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: 0.94% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 8.8

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-8,039
• Equity at exit: $20,114

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $10,601
• Equity at exit: $11,664

Cash invested: $37,772 (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 39476

• Active inventory: 27
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $218

Break-even live

Break-even rent $996

Max offer price $134,900

Occupancy floor 78%

Sensitivity live

Price	-10% $294	-5% $256	+0% $218	+5% $26	+10% $-21
Rent	-10% $118	-5% $168	+0% $218	+5% $268	+10% $319
Rate	-1.0pp $286	-0.5pp $252	base $218	+0.5pp $183	+1.0pp $148

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   status Active 1103-char remark
2. 2026-04-27
   status Pending 1103-char remark
3. 2026-04-24
   listed $134,900 Active 1103-char remark
4. 2022-07-01
   soldstatus $41,000
5. 2005-05-10
   soldstatus $41,000

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$790/yr (+$66/mo · 286.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,262
• − Mortgage interest: −$7,556
• − Property taxes: −$276
• − Insurance: −$674
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,924
• Taxable income: $389
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,524/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: Richton School District
• NCES district ID: 2803870
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $34,300
• Composite: 27.62/100
• National rank: #6925
• State rank: #57 of 130 in MS

Livability — Richton

• Score: 75/100
• State rank: #12
• US rank: #4165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,336

Population outlook (Perry County) Hauer SSP2

• Today (2025): 11,969 people
• By 2030: 11,639 · -2.8%
• By 2040: 10,798 · -9.8%
• By 2050: 9,820 · -18.0%
• By 2075: 7,642 · -36.2%
• By 2100: 5,689 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3%
• Common ancestry: Lithuanian 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+60.4) · D 19.5% · R 79.9%
• 2008→2024 swing: -15.7pp toward R · 2008: -44.7pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+53.0 2016: R+53.7 2012: R+45.6 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.70%
• Current HPI: 137.0191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+229.0% since first listed

6 events — show timeline

• 2026-05-27 Pending — HAAR
• 2026-05-07 Relisted — HAAR
• 2026-04-27 Pending — HAAR
• 2026-04-24 Listed $134,900 HAAR
• 2022-07-01 Sold (Public Records) $41,000 Public Records
• 2005-05-10 Sold (Public Records) $41,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $276 · -0.2% YoY. Source: county tax records.