201 Evergreen Dr · Aberdeen, MS 39730

$84,900

3 bd · 1.0 ba · 1,646 sqft · SingleFamily public records · 185 Days on market

Built 1951 0.60 ac lot $52/sqft · 9% above area Est $78k · 9% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick home with 3 bedrooms, 2 baths, large kitchen, and living room. single garage with a storage room and deck. Spacious backyard with a workshop. House is being sold AS IS. Call and make your appointment today.

Key facts

• Storage room
• Spacious backyard
• Living room

Tags

• LARGE KITCHEN
• LIVING ROOM
• SINGLE GARAGE
• STORAGE ROOM
• DECK
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($987 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#164 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Aberdeen School District (town): math 15% / reading 19% proficiency, ranked #99 of 130 in MS (top 76%) — 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: 47 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $85k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1951 — 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 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: 1.16% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $78,204
• List price: $84,900
• Delta: 8.56%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,468
• Equity at exit: $12,659

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $14,587
• Equity at exit: $7,341

Cash invested: $23,772 (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 39730

• Home prices YoY: -12.2%
• Active inventory: 47
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $193

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 75%

Sensitivity live

Price	-10% $251	-5% $222	+0% $193	+5% $163	+10% $134
Rent	-10% $115	-5% $154	+0% $193	+5% $232	+10% $271
Rate	-1.0pp $235	-0.5pp $214	base $193	+0.5pp $171	+1.0pp $148

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $84,900 Active 185 DOM
2. 2026-06-18
   days on market $84,900 Active 183 DOM
3. 2026-06-17
   days on market $84,900 Active 182 DOM
4. 2026-06-16
   days on market $84,900 Active 181 DOM
5. 2026-06-15
   days on market $84,900 Active 180 DOM
6. 2026-06-13
   days on market $84,900 Active 178 DOM
7. 2026-06-12
   days on market $84,900 Active 177 DOM
8. 2026-06-09
   days on market $84,900 Active 174 DOM
9. 2026-06-08
   days on market $84,900 Active 173 DOM
10. 2026-06-07
    days on market $84,900 Active 172 DOM
11. 2026-06-07
    days on market $84,900 Active 171 DOM
12. 2026-06-04
    days on market $84,900 Active 168 DOM
13. 2026-06-02
    days on market $84,900 Active 167 DOM
14. 2026-06-01
    days on market $84,900 Active 166 DOM
15. 2026-05-31
    days on market $84,900 Active 165 DOM
16. 2026-04-15
    price $84,900 212-char remark

    Show marketing remark (212 chars)

    Brick home with 3 bedrooms, 2 baths, large kitchen, and living room. single garage with a storage room and deck. Spacious backyard with a workshop. House is being sold AS IS. Call and make your appointment today.

17. 2026-03-02
    price $89,000 212-char remark

    Show marketing remark (212 chars)

    Brick home with 3 bedrooms, 2 baths, large kitchen, and living room. single garage with a storage room and deck. Spacious backyard with a workshop. House is being sold AS IS. Call and make your appointment today.

18. 2025-12-16
    listed $94,000 Active 212-char remark

    Show marketing remark (212 chars)

    Brick home with 3 bedrooms, 2 baths, large kitchen, and living room. single garage with a storage room and deck. Spacious backyard with a workshop. House is being sold AS IS. Call and make your appointment today.

19. 2023-11-08
    soldstatus $29,900
20. 1992-05-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $11,840
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,470
• Taxable income: $1,022
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,067/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: Aberdeen School District
• NCES district ID: 2800360
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 19% ▼ -9.00%
• Median HH income: $30,551
• Composite: 13.56/100
• National rank: #9513
• State rank: #99 of 130 in MS

Livability — Aberdeen

• Score: 63/100
• State rank: #164
• US rank: #15742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aberdeen, MS
• City population: 11,496
• Population (ZIP): 11,496

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 49%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.15%
• Current HPI: 137.8358
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+183.9% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $84,900 NEMSBD
• 2026-03-02 Price Changed $89,000 NEMSBD
• 2025-12-16 Listed $94,000 NEMSBD
• 2023-11-08 Sold (Public Records) $29,900 Public Records
• 1992-05-01 Sold (Public Records) — Public Records