1564 S Main · Greenville, MS 38701

$95,000

2 bd · 1.0 ba · 1,467 sqft · SingleFamily public records · 413 Days on market

Built 1978 0.34 ac lot Est $78k · 22% over

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Why this score? — see what drove the D- 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 +17.2/30.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely one owner home! Brick exterior and beautiful yard and location! Large kitchen is super nice. Exterior storage room is very nice! Call Misti Today!

Key facts

• Quality construction
• Brick home
• Electric fireplace

Tags

• BRICK HOME
• ELECTRIC FIREPLACE
• QUALITY CONSTRUCTION
• LARGE TWO CAR STORAGE

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family ranch residence
• Construction: Brick veneer exterior; Composition roof; Slab foundation
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Disposal; Range; Gas water heater
• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning; Window unit air conditioning
• Interior features: Fireplace (1)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $69 ($823/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 $92k (3.4% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.5% in Greenville — 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 57/100 on livability (#284 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Greenville Public Schools (town): math 4% / reading 11% proficiency, ranked #126 of 130 in MS (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Akin Elementary School (math 2% / reading 17%, grade F, #319 of 375 statewide, top 88%, 352 students, 100% FRL); T.L. Weston Middle School (math 5% / reading 12%, grade F, #163 of 179 statewide, top 92%, 428 students, 100% FRL); Greenville High School (math 3% / reading 12%, grade F, #184 of 197 statewide, top 94%, 871 students, 100% FRL).
• Market conditions: 128 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 413 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $40k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 37% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 413 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $77,751
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Neff St	0.34mi	3/1.0 (+1)	1,387 (-6%)	4mo	$30,000	$22	66
1427 Genie Fairway	0.44mi	3/2.0 (+1)	1,584 (+8%)	2mo	$145,000	$92	56
212 Fava Dr	0.34mi	3/2.0 (+1)	1,316 (-10%)	10mo	$115,000	$87	50
1168 Burns St	0.56mi	3/1.0 (+1)	1,588 (+8%)	14mo	$12,900	$8	44
536 Southland St	0.66mi	3/2.0 (+1)	1,648 (+12%)	15mo	$88,000	$53	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-11,013
• Equity at exit: $14,165

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-3,910
• Equity at exit: $8,214

Cash invested: $26,600 (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 38701

• Active inventory: 128
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $69

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 88%

Sensitivity live

Price	-10% $134	-5% $101	+0% $69	+5% $36	+10% $3
Rent	-10% $-4	-5% $32	+0% $69	+5% $105	+10% $141
Rate	-1.0pp $116	-0.5pp $93	base $69	+0.5pp $44	+1.0pp $19

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Cypress Ln Greenville, MS	1.0–2.0	1.0–1.5	807	$959	$1.19	45d	1	0.42mi
614 Fairview Ave Unit 7 Greenville, MS	2.0	1.0	950	$799	$0.84	45d	1	1.41mi

Listing history 27 events

1. 2026-06-22
   days on market $95,000 Active 413 DOM
2. 2026-06-21
   days on market $95,000 Active 412 DOM
3. 2026-06-21
   days on market $95,000 Active 411 DOM
4. 2026-06-18
   days on market $95,000 Active 409 DOM
5. 2026-06-17
   days on market $95,000 Active 408 DOM
6. 2026-06-16
   days on market $95,000 Active 407 DOM
7. 2026-06-15
   days on market $95,000 Active 406 DOM
8. 2026-06-13
   days on market $95,000 Active 404 DOM
9. 2026-06-12
   days on market $95,000 Active 403 DOM
10. 2026-06-09
    days on market $95,000 Active 400 DOM
11. 2026-06-08
    days on market $95,000 Active 399 DOM
12. 2026-06-07
    days on market $95,000 Active 398 DOM
13. 2026-06-04
    days on market $95,000 Active 394 DOM
14. 2026-06-02
    days on market $95,000 Active 393 DOM
15. 2026-06-01
    days on market $95,000 Active 392 DOM
16. 2026-05-31
    days on market $95,000 Active 391 DOM
17. 2026-04-21
    price $95,000
18. 2026-03-30
    price $110,000
19. 2026-03-23
    status Active
20. 2025-05-15
    status Active
21. 2025-03-20
    price $120,000
22. 2025-03-20
    historical
23. 2025-02-03
    price $120,000
24. 2024-09-20
    listed $135,000 Active
25. 2024-09-20
    listed $135,000 Active
26. 2020-06-05
    soldstatus 153-char remark

    Show marketing remark (153 chars)

    Lovely one owner home! Brick exterior and beautiful yard and location! Large kitchen is super nice. Exterior storage room is very nice! Call Misti Today!

27. 2020-03-19
    listed $55,000 153-char remark

    Show marketing remark (153 chars)

    Lovely one owner home! Brick exterior and beautiful yard and location! Large kitchen is super nice. Exterior storage room is very nice! Call Misti Today!

ⓘ 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 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 37% 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: $11,014
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$2,764
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $999/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: Greenville Public Schools
• NCES district ID: 2801620
• Math proficiency: 4% ▼ -20.00%
• Reading proficiency: 11% ▼ -12.00%
• Median HH income: $26,432
• Composite: 5.27/100
• National rank: #10035
• State rank: #126 of 130 in MS

Livability — Greenville

• Score: 57/100
• State rank: #284
• US rank: #21778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, MS
• Population (ZIP): 21,260

Population outlook (Washington County) Hauer SSP2

• Today (2025): 41,424 people
• By 2030: 38,061 · -8.1%
• By 2040: 31,752 · -23.3%
• By 2050: 26,394 · -36.3%
• By 2075: 17,180 · -58.5%
• By 2100: 12,936 · -68.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 24% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+35.0) · D 67.0% · R 32.0% · Other 1.1%
• 2008→2024 swing: +0.2pp no change · 2008: 34.7pp · 2024: 35.0pp
• All cycles: 2024: D+35.0 2020: D+40.0 2016: D+36.4 2012: D+42.7 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.75%
• Current HPI: 52.6126
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+72.7% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $95,000 Greenville Area MLS
• 2026-03-30 Price Changed $110,000 Greenville Area MLS
• 2026-03-23 Relisted — Greenville Area MLS
• 2025-05-15 Relisted — Greenville Area MLS
• 2025-03-20 Price Changed $120,000 MLSU
• 2025-03-20 Listing Removed — MLSU
• 2025-02-03 Price Changed $120,000 Greenville Area MLS
• 2024-09-20 Listed $135,000 MLSU
• 2024-09-20 Listed $135,000 Greenville Area MLS
• 2020-06-05 Sold (MLS) — Greenville Area MLS
• 2020-03-19 Listed $55,000 Greenville Area MLS

Property tax history

+2.8%/yr

Latest (2025): $12 · +0.0% YoY. Source: county tax records.