50006 B & K Drive Dr · Aberdeen, MS 39730

$39,900

3 bd · 2.0 ba · 1,817 sqft · Manufactured · 144 Days on market

Built 1994 Poor condition 1.00 ac lot ↓ 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this inviting 3-bedroom, 2 full bath property featuring a desirable split floor plan that offers both comfort and privacy. The large kitchen provides ample space for cooking and gathering, while the formal dining room is perfect for hosting family dinners and special occasions. The spacious living room offers a warm, open feel ideal for relaxing or entertaining. Step outside to enjoy the fully fenced 1-acre lot perfect for pets, play, gardening, or simply enjoying the outdoors. A wonderful blend of space, function, and flexibility both inside and out. Property is being sold AS-IS, WHERE-IS. SELLER WILL MAKE NO REPAIRS, BUYER TO VERIFY ALL INFORMATION, BUYER IS RESPONSIBLE FOR ALL INSPECTIONS. Proof of Funds must accompany every offer.

Key facts

• Formal dining room
• Split floor plan
• Large kitchen

Tags

• SPLIT FLOOR PLAN
• LARGE KITCHEN
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• FULLY FENCED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#164 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Monroe County School District (rural): math 55% / reading 42% proficiency, ranked #17 of 130 in MS (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Monroe County population projected at -21% 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 2.52% ✓
• Cap rate: 21.87%
• Cash-on-cash: 55.64%
• DSCR: 3.48
• GRM: 3.3

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: 54.0%
• Equity multiple: 3.38×
• Total profit: $26,544
• Equity at exit: $5,949

10-year hold

• IRR: 59.1%
• Equity multiple: 6.88×
• Total profit: $65,661
• Equity at exit: $3,450

Cash invested: $11,172 (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 39730

• Home prices YoY: -12.2%
• Active inventory: 47
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $518

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 43%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $39,900 Active 144 DOM
2. 2026-06-17
   days on market $39,900 Active 143 DOM
3. 2026-06-16
   days on market $39,900 Active 142 DOM
4. 2026-06-15
   days on market $39,900 Active 141 DOM
5. 2026-06-13
   days on market $39,900 Active 139 DOM
6. 2026-06-12
   days on market $39,900 Active 138 DOM
7. 2026-06-09
   days on market $39,900 Active 135 DOM
8. 2026-06-08
   days on market $39,900 Active 134 DOM
9. 2026-06-07
   days on market $39,900 Active 133 DOM
10. 2026-06-07
    days on market $39,900 Active 132 DOM
11. 2026-06-04
    days on market $39,900 Active 129 DOM
12. 2026-06-02
    days on market $39,900 Active 128 DOM
13. 2026-06-01
    days on market $39,900 Active 127 DOM
14. 2026-05-31
    days on market $39,900 Active 126 DOM
15. 2026-04-23
    price $39,900 760-char remark

    Show marketing remark (760 chars)

    Welcome home to this inviting 3-bedroom, 2 full bath property featuring a desirable split floor plan that offers both comfort and privacy. The large kitchen provides ample space for cooking and gathering, while the formal dining room is perfect for hosting family dinners and special occasions. The spacious living room offers a warm, open feel ideal for relaxing or entertaining. Step outside to enjoy the fully fenced 1-acre lot perfect for pets, play, gardening, or simply enjoying the outdoors. A wonderful blend of space, function, and flexibility both inside and out. Property is being sold AS-IS, WHERE-IS. SELLER WILL MAKE NO REPAIRS, BUYER TO VERIFY ALL INFORMATION, BUYER IS RESPONSIBLE FOR ALL INSPECTIONS. Proof of Funds must accompany every offer.

16. 2026-03-21
    price $49,900 760-char remark

    Show marketing remark (760 chars)

    Welcome home to this inviting 3-bedroom, 2 full bath property featuring a desirable split floor plan that offers both comfort and privacy. The large kitchen provides ample space for cooking and gathering, while the formal dining room is perfect for hosting family dinners and special occasions. The spacious living room offers a warm, open feel ideal for relaxing or entertaining. Step outside to enjoy the fully fenced 1-acre lot perfect for pets, play, gardening, or simply enjoying the outdoors. A wonderful blend of space, function, and flexibility both inside and out. Property is being sold AS-IS, WHERE-IS. SELLER WILL MAKE NO REPAIRS, BUYER TO VERIFY ALL INFORMATION, BUYER IS RESPONSIBLE FOR ALL INSPECTIONS. Proof of Funds must accompany every offer.

17. 2026-01-24
    listed $59,900 Active 760-char remark

    Show marketing remark (760 chars)

    Welcome home to this inviting 3-bedroom, 2 full bath property featuring a desirable split floor plan that offers both comfort and privacy. The large kitchen provides ample space for cooking and gathering, while the formal dining room is perfect for hosting family dinners and special occasions. The spacious living room offers a warm, open feel ideal for relaxing or entertaining. Step outside to enjoy the fully fenced 1-acre lot perfect for pets, play, gardening, or simply enjoying the outdoors. A wonderful blend of space, function, and flexibility both inside and out. Property is being sold AS-IS, WHERE-IS. SELLER WILL MAKE NO REPAIRS, BUYER TO VERIFY ALL INFORMATION, BUYER IS RESPONSIBLE FOR ALL INSPECTIONS. Proof of Funds must accompany every offer.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,057
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,161
• Taxable income: $5,935
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $4,792/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including new siding, roof, and foundation work, as well as landscaping and fence repair. Significant investment is needed to bring the property up to a livable condition.

Repairs flagged

• Major siding — Significant damage and missing sections
• Major roof — Visible damage and potential leaks
• Major foundation — Elevated on stilts with visible damage
• Major exterior walls — Significant damage and missing sections
• Major landscaping — Overgrown and unkempt, indicating lack of maintenance

Value-add opportunities

• Resale repair and replace siding — New siding would improve the home's appearance and increase its market value.
• Resale repair and replace roof — A new roof would address the most critical issue and improve the home's market value.
• Resale repair and replace foundation — A repaired foundation would ensure the home's structural integrity and increase its market value.
• Both landscaping and fence repair — A well-maintained exterior would improve both the resale and rental value of the property.
• Both interior repairs and updates — Interior repairs and updates would address the poor condition and increase the home's market value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and missing sections	Major	$15,000–50,000
roof · Visible damage and potential leaks	Major	$15,000–50,000
foundation · Elevated on stilts with visible damage	Major	$15,000–50,000
exterior walls · Significant damage and missing sections	Major	$15,000–50,000
landscaping · Overgrown and unkempt, indicating lack of maintenance	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale repair and replace siding — New siding would improve the home's appearance and increase its market value. ↑
• Resale repair and replace roof — A new roof would address the most critical issue and improve the home's market value. ↑
• Resale repair and replace foundation — A repaired foundation would ensure the home's structural integrity and increase its market value. ↑
• Both landscaping and fence repair — A well-maintained exterior would improve both the resale and rental value of the property. ↑
• Both interior repairs and updates — Interior repairs and updates would address the poor condition and increase the home's market value for both resale and rental purposes. ↑

ⓘ 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: Monroe County School District
• NCES district ID: 2802940
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $44,077
• Composite: 41.04/100
• National rank: #3579
• State rank: #17 of 130 in MS

Livability — Aberdeen

• Score: 63/100
• State rank: #164
• US rank: #15742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,496
• Population (ZIP): 11,496

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 49%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.15%
• Current HPI: 137.8358
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.4% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $39,900 NEMSBD
• 2026-03-21 Price Changed $49,900 NEMSBD
• 2026-01-24 Listed $59,900 NEMSBD