1632 E David Cir · Greenville, MS 38703

$104,900

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 15 Days on market

Built 1965 8,750 sqft lot

---

Why this score? — see what drove the C+ 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• 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 MLS

OPEN FLOOR PLAN, TILE FLOORS IN KITCHEN, DINING, DEAN. FRESHLY PAINTED INTERIOR, NEW ROOF IN 2015, NEW CEILING FANS AND KITCHEN VENT. COOKING RANGE 2 YRS OLD.

Key facts

• Open floor plan
• Outdoor deck
• Conveniently located

Tags

• OPEN FLOOR PLAN
• OUTDOOR DECK
• PRIVACY-FENCED BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family ranch-style residence
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built on a 70 x 125 lot
• Exterior features: Deck; Wood fencing

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 10 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($725 loan paydown + $1k 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $69k; list at $105k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% 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 $103,326 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $63,882
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Helen St	0.56mi	3/1.0	1,025 (+1%)	4mo	$65,000	$63	69
1120 Helen St	0.55mi	3/1.0	1,065 (+5%)	4mo	$65,000	$61	63
433 Reed Meadows Dr	0.72mi	3/1.0	1,105 (+9%)	1mo	$49,900	$45	50
1255 Lourdes St	0.60mi	3/1.0	1,110 (+10%)	15mo	$69,900	$63	44

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: 11.3%
• Equity multiple: 1.58×
• Total profit: $16,955
• Equity at exit: $36,513

10-year hold

• IRR: 14.9%
• Equity multiple: 2.83×
• Total profit: $53,700
• Equity at exit: $49,070

Cash invested: $29,372 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $225

Break-even live

Break-even rent $856

Max offer price $104,900

Occupancy floor 75%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.58mi
250 Cypress Ln Greenville, MS	1.0–2.0	1.0–1.5	807	$959	$1.19	43d	1	1.25mi
614 Fairview Ave Unit 7 Greenville, MS	2.0	1.0	950	$799	$0.84	43d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $104,900 Active 15 DOM
2. 2026-06-17
   days on market $104,900 Active 14 DOM
3. 2026-06-16
   days on market $104,900 Active 13 DOM
4. 2026-06-15
   days on market $104,900 Active 12 DOM
5. 2026-06-13
   days on market $104,900 Active 10 DOM
6. 2026-06-12
   days on market $104,900 Active 9 DOM
7. 2026-06-09
   days on market $104,900 Active 6 DOM
8. 2026-06-08
   days on market $104,900 Active 5 DOM
9. 2026-06-07
   days on market $104,900 Active 4 DOM
10. 2026-06-04
    remarks 477-char remark
11. 2026-06-04
    listed $104,900 Active 1 DOM

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $986 · $82/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 · 0% 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 35% 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: $13,690
• − Mortgage interest: −$5,876
• − Property taxes: −$986
• − Insurance: −$524
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,052
• Taxable income: $1,061
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $2,448/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

+50.1% since first listed

4 events — show timeline

• 2026-06-03 Listed $104,900 Greenville Area MLS
• 2018-05-31 Sold (Public Records) $69,000 Public Records
• 2018-05-31 Sold (MLS) — Greenville Area MLS
• 2018-04-25 Listed $69,900 Greenville Area MLS

Property tax history

-3.3%/yr

Latest (2025): $986 · +7.2% YoY. Source: county tax records.