1419 Deering St · Cleveland, MS 38732

$150,000

3 bd · 1.0 ba · 1,714 sqft · SingleFamily public records · 32 Days on market

Built 1970 9,583 sqft lot Est $197k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE 3 BR, 1 1/2 BATHS HOME, LIVING ROOM WITH 1714 SF OF LIVING AREA. CENTRAL HEAT AND AIR - IN THE VICINITY OF DELTA STATE UNIVERSITY - EXCELLENT INCOME PROPERTY. PROPERTY IS OWNED BY THE U S DEPT OF HUD, CASE NUMBER, 281-271567"IN - INSURABLE WITH REPAIR ESCROW" SUBJECT TO APPRAISAL - SELLER MAKES NO REPRESENTATIONS OF WARRANTIES AS TO PROPERTY CONDITION. HUD HOMES ARE SOLD "AS - IS", PRE-1978 PROPERTIES TO INCLUDE LP NOTICES, EQUAL HOUSING OPPORTUNITY. SELLER MAY CONTRIBUTE UP TO 3% FOR BUYER'S CLOSING COSTS, UPON BUYER REQUEST

Key facts

• Bonus room
• Covered back patio
• Fenced backyard

Tags

• BONUS ROOM
• FENCED BACKYARD
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $29 ($343/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 $141k (5.8% below list).
• Recommended offer: $141k (5.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#28 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools F, crime D-.
• Cleveland School District (town): math 20% / reading 24% proficiency, ranked #89 of 130 in MS (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 10 units permitted in Bolivar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bolivar 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 32 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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 $88k; list at $150k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,232 (5.8% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.94% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $197,110
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 Deering St	0.00mi	3/2.0	1,714 (0%)	0mo	$150,000	$88	96
1506 Bellavista Rd	0.13mi	3/2.0	1,650 (-4%)	8mo	$199,900	$121	77
1509 Deering St	0.12mi	3/2.0	1,670 (-3%)	19mo	$199,900	$120	70
500 Canal Ave	0.18mi	3/2.0	1,652 (-4%)	18mo	$208,000	$126	66
701 Ninth Ave	0.33mi	3/1.5	1,537 (-10%)	4mo	$176,500	$115	62
111 Thomas St	0.51mi	3/2.0	1,685 (-2%)	11mo	$164,500	$98	60
1609 Bellavista Rd	0.29mi	3/2.0	1,771 (+3%)	23mo	$239,950	$135	58
1006 Lamar St	0.65mi	3/2.0	1,791 (+4%)	9mo	$175,000	$98	51
1009 Harvard St	0.64mi	3/2.0	1,865 (+9%)	6mo	$179,000	$96	47
1103 N Yale St	0.60mi	3/2.0	1,970 (+15%)	2mo	$170,000	$86	41
707 S Fifth Ave	0.69mi	3/2.0	1,957 (+14%)	13mo	$229,000	$117	30

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-22,434
• Equity at exit: $22,365

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-16,979
• Equity at exit: $12,969

Cash invested: $42,000 (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 38732

• Active inventory: 21
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$238 /mo · $2,856/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $29

Break-even live

Break-even rent $1,376

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-27
   status Pending
2. 2026-03-26
   listed $150,000 Active
3. 2024-09-13
   historical
4. 2024-09-13
   status Pending
5. 2024-09-09
   listed $165,000 Active
6. 2019-12-18
   soldstatus $87,526
7. 2019-12-12
   soldstatus 556-char remark

   Show marketing remark (556 chars)

   NICE 3 BR, 1 1/2 BATHS HOME, LIVING ROOM WITH 1714 SF OF LIVING AREA. CENTRAL HEAT AND AIR - IN THE VICINITY OF DELTA STATE UNIVERSITY - EXCELLENT INCOME PROPERTY. PROPERTY IS OWNED BY THE U S DEPT OF HUD, CASE NUMBER, 281-271567"IN - INSURABLE WITH REPAIR ESCROW" SUBJECT TO APPRAISAL - SELLER MAKES NO REPRESENTATIONS OF WARRANTIES AS TO PROPERTY CONDITION. HUD HOMES ARE SOLD "AS - IS", PRE-1978 PROPERTIES TO INCLUDE LP NOTICES, EQUAL HOUSING OPPORTUNITY. SELLER MAY CONTRIBUTE UP TO 3% FOR BUYER'S CLOSING COSTS, UPON BUYER REQUEST

8. 2019-09-18
   listed $65,000 556-char remark

   Show marketing remark (556 chars)

   NICE 3 BR, 1 1/2 BATHS HOME, LIVING ROOM WITH 1714 SF OF LIVING AREA. CENTRAL HEAT AND AIR - IN THE VICINITY OF DELTA STATE UNIVERSITY - EXCELLENT INCOME PROPERTY. PROPERTY IS OWNED BY THE U S DEPT OF HUD, CASE NUMBER, 281-271567"IN - INSURABLE WITH REPAIR ESCROW" SUBJECT TO APPRAISAL - SELLER MAKES NO REPRESENTATIONS OF WARRANTIES AS TO PROPERTY CONDITION. HUD HOMES ARE SOLD "AS - IS", PRE-1978 PROPERTIES TO INCLUDE LP NOTICES, EQUAL HOUSING OPPORTUNITY. SELLER MAY CONTRIBUTE UP TO 3% FOR BUYER'S CLOSING COSTS, UPON BUYER REQUEST

ⓘ 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: $2,856 · $238/mo
• Projected year-2 tax: $2,856 · $238/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $16,948
• − Mortgage interest: −$8,402
• − Property taxes: −$2,856
• − Insurance: −$750
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$4,364
• Taxable loss: −$2,136
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $856/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: Cleveland School District
• NCES district ID: 2800750
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $32,384
• Composite: 17.88/100
• National rank: #9001
• State rank: #89 of 130 in MS

Livability — Cleveland

• Score: 72/100
• State rank: #28
• US rank: #6507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, MS
• City population: 16,767
• Population (ZIP): 16,735

Population outlook (Bolivar County) Hauer SSP2

• Today (2025): 31,761 people
• By 2030: 30,687 · -3.4%
• By 2040: 28,255 · -11.0%
• By 2050: 26,083 · -17.9%
• By 2075: 21,009 · -33.9%
• By 2100: 16,539 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 54% White 38% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Bolivar

• 2024 margin: Strong D (+23.7) · D 61.5% · R 37.8%
• 2008→2024 swing: -11.7pp toward R · 2008: 35.4pp · 2024: 23.7pp
• All cycles: 2024: D+23.7 2020: D+30.8 2016: D+32.4 2012: D+38.1 2008: D+35.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.44%
• Current HPI: 100.5257
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+130.8% since first listed

8 events — show timeline

• 2026-04-27 Pending — MLSU
• 2026-03-26 Listed $150,000 MLSU
• 2024-09-13 Listing Removed — MLSU
• 2024-09-13 Pending — MLSU
• 2024-09-09 Listed $165,000 MLSU
• 2019-12-18 Sold (Public Records) $87,526 Public Records
• 2019-12-12 Sold (MLS) — Greenville Area MLS
• 2019-09-18 Listed $65,000 Greenville Area MLS

Property tax history

+7.5%/yr

Latest (2025): $2,856 · +76.3% YoY. Source: county tax records.