1236 E Wanda Dr · Greenville, MS 38703

$83,000

4 bd · 0.5 ba · 1,347 sqft · SingleFamily public records · 260 Days on market

Built 1960 9,147 sqft lot

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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
• Appreciation +5.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

Section 8 investor's special! Your opportunity for monthly income with tenants already in place! 4/2 off of Reed Road. Seller will also consider a package deal as there are 7 more properties available.

Key facts

• 9,147 sq ft lot
• Built 1960
• Listed 260 days

Property features AI

Finance

• Other: Lot about 0.21 acres

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (house); One story
• Construction: Brick and lap siding construction; Built (year source: public records)
• Exterior features: Asphalt roof

Interior

• Kitchen: Kitchen (main level)
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Den on the main level; Kitchen on the main level; 2 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/0.5-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: schools F, amenities F, commute 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.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($574 loan paydown + $937 appreciation (1.1% local appreciation)).
• Washington County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $73,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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 1960 — 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. 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: 1.64% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $51,186
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1044 Baskin Dr	0.20mi	3/2.0 (-1)	1,455 (+8%)	1mo	$80,000	$55	65
1315 S Saint Marys Cir	0.24mi	3/2.0 (-1)	1,512 (+12%)	4mo	$57,900	$38	54
1520 Park Lane Dr	0.55mi	3/1.5 (-1)	1,156 (-14%)	11mo	$40,000	$35	32
1472 Francis	0.67mi	3/1.5 (-1)	1,230 (-9%)	18mo	$42,500	$35	30

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

Projected returns pro-forma

1.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.38×
• Total profit: $31,973
• Equity at exit: $28,890

10-year hold

• IRR: 29.2%
• Equity multiple: 4.56×
• Total profit: $82,683
• Equity at exit: $38,826

Cash invested: $23,240 (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 38703

• Home prices YoY: 1.8%
• Active inventory: 19
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $469

Break-even live

Break-even rent $765

Max offer price $83,000

Occupancy floor 60%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1462 S Colorado St Greenville, MS	2.0–3.0	2.0	1150	$1,358	$1.18	43d	4	0.60mi

Listing history 17 events

1. 2026-06-18
   days on market $83,000 Active 260 DOM
2. 2026-06-17
   days on market $83,000 Active 259 DOM
3. 2026-06-16
   days on market $83,000 Active 258 DOM
4. 2026-06-15
   days on market $83,000 Active 257 DOM
5. 2026-06-13
   days on market $83,000 Active 255 DOM
6. 2026-06-12
   days on market $83,000 Active 254 DOM
7. 2026-06-09
   days on market $83,000 Active 251 DOM
8. 2026-06-08
   days on market $83,000 Active 250 DOM
9. 2026-06-07
   days on market $83,000 Active 249 DOM
10. 2026-06-04
    days on market $83,000 Active 245 DOM
11. 2026-06-02
    days on market $83,000 Active 244 DOM
12. 2026-06-01
    days on market $83,000 Active 243 DOM
13. 2026-05-31
    days on market $83,000 Active 242 DOM
14. 2026-04-07
    price $83,000
15. 2026-03-16
    status Active
16. 2026-02-12
    status Pending
17. 2025-08-29
    listed $75,000 Active

ⓘ 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: $1,610 · $134/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 12% 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: $16,296
• − Mortgage interest: −$4,649
• − Property taxes: −$1,610
• − Insurance: −$415
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,415
• Taxable income: $4,600
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $4,522/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): 11,243

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 (79%)
• Race & ethnicity: Black 79% White 17% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 1.13%
• Current HPI: 64.0754
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.7% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $83,000 MLSU
• 2026-03-16 Relisted — MLSU
• 2026-02-12 Pending — MLSU
• 2025-08-29 Listed $75,000 MLSU

Property tax history

+0.5%/yr

Latest (2025): $1,610 · +5.2% YoY. Source: county tax records.