103 Rodrich · Grenada, MS 38901

$27,400

3 bd · 2.0 ba · 1,467 sqft · SingleFamily public records · 12 Days on market

Built 1983 0.37 ac lot

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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 +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bed / 1 Bath with attached carport offering a great opportunity for investors, flippers, or homeowners ready to add their personal touch. Property does require moderate repairs, but has strong potential for renovation and value-add. Fenced backyard and functional layout make this a promising investment opportunity. Sold as-is. All offers must be submitted through homes4purchase; A signed Hold Harmless Agreement is required prior to viewing — no exceptions.

Key facts

• Attached carport
• Functional layout
• Fenced backyard

Tags

• ATTACHED CARPORT
• FENCED BACKYARD
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Property listed as a fixer; Lot size approximately 0.37 acres

Exterior

• Parking: 2 parking spaces total; 1 carport space; Gravel parking surface
• Utilities: Public water; Public sewer; Utilities: see remarks
• Home design: Single-family house; One story
• Construction: Wood siding construction; Aluminum roof; Brick/mortar foundation; Built in (year source: assessor)
• Exterior features: Private yard; Back yard fencing; Outbuilding

Interior

• Bedrooms: 1 family room on the main level
• Flooring: Combination flooring; Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Natural gas heating; Central air conditioning; Ceiling fan cooling; Electric cooling
• Interior features: Ceiling fan(s); Aluminum frame windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Cap rate 34.3% vs local median 4.5% in Grenada — 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 67/100 on livability (#83 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D+, schools D, amenities F.
• Grenada School District (town): math 53% / reading 43% proficiency, ranked #19 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 1 units permitted in Grenada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $189 of loan paydown is wiped out by about $822 of value loss. Plan a longer hold.
• Grenada County population projected at -16% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.
• 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 $27,400

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.16% ✓
• Cap rate: 34.29%
• Cash-on-cash: 99.98%
• DSCR: 5.45
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $200,979
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Windsor Rd	0.58mi	3/2.0	1,352 (-8%)	2mo	$185,000	$137	58
366 Elm St	0.74mi	2/1.0 (-1)	1,462 (-0%)	1mo	$6,000	$4	55

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: —
• Equity multiple: 5.74×
• Total profit: $36,331
• Equity at exit: $4,085

10-year hold

• IRR: —
• Equity multiple: 11.99×
• Total profit: $84,306
• Equity at exit: $2,369

Cash invested: $7,672 (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 38901

• Home prices YoY: -27.9%
• Active inventory: 128
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $639

Break-even live

Break-even rent $331

Max offer price $27,400

Occupancy floor 39%

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: $6,850
• Closing costs: $822
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-16
   status $27,400 Pending 12 DOM
2. 2026-06-15
   days on market $27,400 Active 12 DOM
3. 2026-06-13
   days on market $27,400 Active 10 DOM
4. 2026-06-12
   days on market $27,400 Active 9 DOM
5. 2026-06-09
   days on market $27,400 Active 6 DOM
6. 2026-06-09
   remarks 546-char remark
7. 2026-06-08
   days on market $27,400 Active 5 DOM
8. 2026-06-07
   days on market $27,400 Active 4 DOM
9. 2026-06-04
   remarks 463-char remark
10. 2026-06-04
    listed $27,400 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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $13,679
• − Mortgage interest: −$1,535
• − Property taxes: −$1,275
• − Insurance: −$137
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$797
• Taxable income: $7,746
• Est. tax owed @ 24.0%: −$1,859
• After-tax cash flow: $5,811/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: Grenada School District
• NCES district ID: 2801680
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $33,936
• Composite: 39.64/100
• National rank: #3917
• State rank: #19 of 130 in MS

Livability — Grenada

• Score: 67/100
• State rank: #83
• US rank: #10746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grenada, MS
• City population: 17,887
• Population (ZIP): 17,887

Population outlook (Grenada County) Hauer SSP2

• Today (2025): 20,777 people
• By 2030: 20,169 · -2.9%
• By 2040: 18,782 · -9.6%
• By 2050: 17,415 · -16.2%
• By 2075: 14,218 · -31.6%
• By 2100: 11,114 · -46.5%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 2%
• Common ancestry: Italian 1% Slovak 1% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Grenada

• 2024 margin: R (+16.3) · D 41.6% · R 57.9%
• 2008→2024 swing: -5.6pp toward R · 2008: -10.7pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+12.3 2016: R+14.9 2012: R+6.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.82%
• Current HPI: 144.3743
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-67.0% since first listed

3 events — show timeline

• 2026-06-03 Listed $27,400 NCMBR
• 2026-06-02 Listed $27,400 MLSU
• 2011-08-31 Sold (Public Records) $83,000 Public Records