None · Winona, MS 38967

$135,000

3 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 1014 Days on market

Built 1950 0.48 ac lot Est $105k · 29% 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 +13.0/30.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Key facts

• 0.48 acre lot
• Built 1950
• Listed 1014 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Two-story
• Construction: Stone exterior; Vinyl siding; Wood siding
• Exterior features: Composition roof; Lot approximately 130 x 162; Located in the Pinehaven subdivision; Zoned for single-family use

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Ceramic tile; Hardwood
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Storm windows; Ceramic tile flooring; Hardwood flooring; Six total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-8 ($-98/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (18.6% below list).
• Recommended offer: $110k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#61 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Market conditions: 40 active listings in the ZIP; 92 units permitted in Montgomery County in 2024 (82 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($933 loan paydown + $5k appreciation (4.0% local appreciation)).
• Montgomery County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1014 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $38k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $109,851 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 1014 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $104,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Montgomery St	0.56mi	3/1.5	1,310 (-6%)	12mo	$98,000	$75	52

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

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.61×
• Total profit: $23,105
• Equity at exit: $68,555

10-year hold

• IRR: 11.9%
• Equity multiple: 2.96×
• Total profit: $74,244
• Equity at exit: $112,213

Cash invested: $37,800 (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 38967

• Home prices YoY: 3.2%
• Active inventory: 40
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-8

Break-even live

Break-even rent $1,109

Max offer price $133,555

Occupancy floor 96%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $135,000 Active 1014 DOM
2. 2026-06-17
   days on market $135,000 Active 1013 DOM
3. 2026-06-16
   days on market $135,000 Active 1012 DOM
4. 2026-06-15
   days on market $135,000 Active 1011 DOM
5. 2026-06-13
   days on market $135,000 Active 1009 DOM
6. 2026-06-12
   days on market $135,000 Active 1008 DOM
7. 2026-06-09
   days on market $135,000 Active 1005 DOM
8. 2026-06-08
   days on market $135,000 Active 1004 DOM
9. 2026-06-07
   days on market $135,000 Active 1003 DOM
10. 2026-06-07
    days on market $135,000 Active 1002 DOM
11. 2026-06-04
    days on market $135,000 Active 999 DOM
12. 2026-06-02
    days on market $135,000 Active 998 DOM
13. 2026-06-01
    days on market $135,000 Active 997 DOM
14. 2026-05-31
    days on market $135,000 Active 996 DOM
15. 2024-12-31
    historical
16. 2024-07-24
    price $135,000
17. 2024-02-01
    status Active
18. 2023-09-16
    price $155,000
19. 2023-08-02
    price $165,000
20. 2023-06-17
    listed $135,000 Active
21. 2023-06-17
    listed $173,500 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: $1,342 · $112/mo
• Projected year-2 tax: $1,342 · $112/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $13,182
• − Mortgage interest: −$7,562
• − Property taxes: −$1,342
• − Insurance: −$675
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,927
• Taxable loss: −$2,433
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $486/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 — Winona

• Score: 68/100
• State rank: #61
• US rank: #9387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winona, MS
• City population: 7,048
• Population (ZIP): 7,048

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 8,904 people
• By 2030: 8,221 · -7.7%
• By 2040: 6,907 · -22.4%
• By 2050: 5,780 · -35.1%
• By 2075: 3,902 · -56.2%
• By 2100: 2,975 · -66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 46%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+20.8) · D 39.3% · R 60.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -8.1pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.7 2016: R+13.4 2012: R+6.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.01%
• Current HPI: 129.6366
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

7 events — show timeline

• 2024-12-31 Listing Removed — MLSU
• 2024-07-24 Price Changed $135,000 GBOR
• 2024-02-01 Relisted — GBOR
• 2023-09-16 Price Changed $155,000 GBOR
• 2023-08-02 Price Changed $165,000 GBOR
• 2023-06-17 Listed $173,500 GBOR
• 2023-06-17 Listed $135,000 MLSU

Property tax history

+6.0%/yr

Latest (2025): $1,342 · -2.2% YoY. Source: county tax records.