709 Henderson St · Greenwood, MS 38930

$65,000

4 bd · 3.0 ba · 1,868 sqft · SingleFamily public records · 37 Days on market

Built 1948 6,534 sqft lot $35/sqft · 64% below area

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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 +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's your chance to own a a big home with lots of flexibility. .. Five bedrooms, three baths that can be set up as a one family home or with a few modifications be made into a 4 bedroom home with a one bedroom apartment for additional income or as an in law suite. Great options! This home needs some attention but is priced to allow for updating. Quiet established neighborhood too. Call to see this home soon, it's worth a look.

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Built 1948

Property features AI

Exterior

• Parking: Parking pad with direct access (2 parking spaces)
• Utilities: Public sewer; Community water; Electricity connected; Natural gas connected; Sewer connected
• Home design: Single family residence (house); Two levels; Fixer condition
• Construction: Wood siding; Combination and slab foundation; Built (year per assessor)
• Exterior features: Shingle roof; Back yard with chain link fencing; City lot

Interior

• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Space heater; Window unit(s) for cooling; Has heating and cooling
• Interior features: Carpet, hardwood, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.7% in Greenwood — 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 71/100 on livability (#31 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Market conditions: 101 active listings in the ZIP; 9 units permitted in Leflore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Leflore County population projected at -29% 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.87% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.10%
• DSCR: 2.25
• GRM: 4.5

CMA / ARV

• ARV (median comp): $239,642
• List price: $65,000
• Delta: -72.88%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Sgt Charlie Cooley Avenue Ave	0.30mi	3/2.0 (-1)	2,111 (+13%)	14mo	$55,000	$26	44
600 W West Claiborne Ave	0.67mi	3/2.0 (-1)	2,028 (+9%)	23mo	$165,000	$81	26
1205 Leflore Ave	0.69mi	3/1.0 (-1)	1,608 (-14%)	9mo	$75,000	$47	24
105 Peel St	0.69mi	3/1.0 (-1)	1,620 (-13%)	18mo	$127,500	$79	18
213 Avenue G	0.66mi	3/1.0 (-1)	1,596 (-15%)	20mo	$7,000	$4	15

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: 22.3%
• Equity multiple: 1.92×
• Total profit: $16,679
• Equity at exit: $9,692

10-year hold

• IRR: 30.4%
• Equity multiple: 3.73×
• Total profit: $49,759
• Equity at exit: $5,620

Cash invested: $18,200 (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 38930

• Home prices YoY: -18.6%
• Active inventory: 101
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$166 /mo · $1,998/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $426

Break-even live

Break-even rent $676

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $463	-5% $445	+0% $426	+5% $408	+10% $389
Rent	-10% $330	-5% $378	+0% $426	+5% $474	+10% $522
Rate	-1.0pp $459	-0.5pp $443	base $426	+0.5pp $409	+1.0pp $392

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $65,000 Active 37 DOM
2. 2026-06-21
   days on market $65,000 Active 36 DOM
3. 2026-06-18
   days on market $65,000 Active 34 DOM
4. 2026-06-17
   days on market $65,000 Active 33 DOM
5. 2026-06-16
   days on market $65,000 Active 32 DOM
6. 2026-06-15
   days on market $65,000 Active 31 DOM
7. 2026-06-13
   days on market $65,000 Active 29 DOM
8. 2026-06-12
   days on market $65,000 Active 28 DOM
9. 2026-06-09
   days on market $65,000 Active 25 DOM
10. 2026-06-08
    days on market $65,000 Active 24 DOM
11. 2026-06-07
    days on market $65,000 Active 23 DOM
12. 2026-06-04
    days on market $65,000 Active 19 DOM
13. 2026-06-02
    days on market $65,000 Active 18 DOM
14. 2026-06-01
    days on market $65,000 Active 17 DOM
15. 2026-05-31
    days on market $65,000 Active 16 DOM
16. 2026-05-15
    listed $65,000 Active 434-char remark
17. 1980-09-05
    soldstatus

ⓘ 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: $1,998 · $166/mo
• Projected year-2 tax: $1,998 · $166/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 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,591
• − Mortgage interest: −$3,641
• − Property taxes: −$1,998
• − Insurance: −$325
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$1,891
• Taxable income: $4,402
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $4,057/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)

No district data.

Livability — Greenwood

• Score: 71/100
• State rank: #31
• US rank: #6625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, MS
• Population (ZIP): 23,326

Population outlook (Leflore County) Hauer SSP2

• Today (2025): 27,008 people
• By 2030: 25,362 · -6.1%
• By 2040: 22,049 · -18.4%
• By 2050: 19,188 · -29.0%
• By 2075: 13,543 · -49.9%
• By 2100: 8,913 · -67.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 25% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Leflore

• 2024 margin: Solid D (+38.5) · D 68.7% · R 30.3%
• 2008→2024 swing: +1.7pp toward D · 2008: 36.8pp · 2024: 38.5pp
• All cycles: 2024: D+38.5 2020: D+41.5 2016: D+41.0 2012: D+45.8 2008: D+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.32%
• Current HPI: 150.2668
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-15 Listed $65,000 MLSU
• 1980-09-05 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $1,998 · +26.6% YoY. Source: county tax records.