None · Winona, MS 38967

$130,000

3 bd · 2.0 ba · 2,281 sqft · SingleFamily public records · 285 Days on market

Built 1950 ↓ 24% since listing

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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 +18.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Have ALL THE THINGS! Ensuite bath in largest bedroom. Spacious kitchen with ample counterspace, loads of cabinets, pull-down faucet and Whirlpool stainless steel appliances included. Open living and dining with wall-mounted TV, hardwood mantle, stone surround and gas logs included. Fully remodeled hall bath. Sunroom off kitchen. Covered back patio extending the length of your home. The ultimate outdoor trio: big back yard with privacy fencing; lakeside south lawn with towering trees, rock wall, and waterfront with reflective views of sunsets; spacious, level and inviting front lawn with organically-shaped concrete sidewalk leading to front entry with hand-crafted custom arched solid wood front door and formal entryway. Double carport. Enclosed garage-shop duo.

Key facts

• Built 1950
• Listed 285 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $118k (9.0% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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 ($899 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $40k (24%) 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 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 1950 — 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 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?
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: 0.91% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $412,861
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Oak Dr	0.32mi	4/2.0 (+1)	2,070 (-9%)	8mo	$375,000	$181	58

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: 13.7%
• Equity multiple: 1.83×
• Total profit: $30,040
• Equity at exit: $66,016

10-year hold

• IRR: 14.9%
• Equity multiple: 3.43×
• Total profit: $88,275
• Equity at exit: $108,057

Cash invested: $36,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$85 /mo · $1,014/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $115

Break-even live

Break-even rent $1,039

Max offer price $130,000

Occupancy floor 85%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2024-07-17
   price $130,000
2. 2024-07-17
   status Pending
3. 2024-07-17
   price $130,000
4. 2024-07-17
   price $170,000
5. 2024-04-05
   status Active
6. 2023-09-22
   listed $170,000 Active
7. 2023-04-20
   soldstatus Closed 770-char remark

   Show marketing remark (770 chars)

   Have ALL THE THINGS! Ensuite bath in largest bedroom. Spacious kitchen with ample counterspace, loads of cabinets, pull-down faucet and Whirlpool stainless steel appliances included. Open living and dining with wall-mounted TV, hardwood mantle, stone surround and gas logs included. Fully remodeled hall bath. Sunroom off kitchen. Covered back patio extending the length of your home. The ultimate outdoor trio: big back yard with privacy fencing; lakeside south lawn with towering trees, rock wall, and waterfront with reflective views of sunsets; spacious, level and inviting front lawn with organically-shaped concrete sidewalk leading to front entry with hand-crafted custom arched solid wood front door and formal entryway. Double carport. Enclosed garage-shop duo.

8. 2023-03-01
   status Pending 770-char remark

   Show marketing remark (770 chars)

   Have ALL THE THINGS! Ensuite bath in largest bedroom. Spacious kitchen with ample counterspace, loads of cabinets, pull-down faucet and Whirlpool stainless steel appliances included. Open living and dining with wall-mounted TV, hardwood mantle, stone surround and gas logs included. Fully remodeled hall bath. Sunroom off kitchen. Covered back patio extending the length of your home. The ultimate outdoor trio: big back yard with privacy fencing; lakeside south lawn with towering trees, rock wall, and waterfront with reflective views of sunsets; spacious, level and inviting front lawn with organically-shaped concrete sidewalk leading to front entry with hand-crafted custom arched solid wood front door and formal entryway. Double carport. Enclosed garage-shop duo.

9. 2023-02-28
   listed $170,000 Active 770-char remark

   Show marketing remark (770 chars)

   Have ALL THE THINGS! Ensuite bath in largest bedroom. Spacious kitchen with ample counterspace, loads of cabinets, pull-down faucet and Whirlpool stainless steel appliances included. Open living and dining with wall-mounted TV, hardwood mantle, stone surround and gas logs included. Fully remodeled hall bath. Sunroom off kitchen. Covered back patio extending the length of your home. The ultimate outdoor trio: big back yard with privacy fencing; lakeside south lawn with towering trees, rock wall, and waterfront with reflective views of sunsets; spacious, level and inviting front lawn with organically-shaped concrete sidewalk leading to front entry with hand-crafted custom arched solid wood front door and formal entryway. Double carport. Enclosed garage-shop duo.

ⓘ 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: $1,014 · $85/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: +$13/yr (+$1/mo · 1.2%)

ⓘ 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: $14,204
• − Mortgage interest: −$7,282
• − Property taxes: −$1,014
• − Insurance: −$650
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$3,782
• Taxable loss: −$797
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,567/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

-23.5% since first listed

9 events — show timeline

• 2024-07-17 Price Changed $130,000 GBOR
• 2024-07-17 Pending — GBOR
• 2024-07-17 Price Changed $130,000 GBOR
• 2024-07-17 Price Changed $170,000 GBOR
• 2024-04-05 Relisted — GBOR
• 2023-09-22 Listed $170,000 GBOR
• 2023-04-20 Sold (MLS) — MLSU
• 2023-03-01 Pending — MLSU
• 2023-02-28 Listed $170,000 MLSU

Property tax history

+2.2%/yr

Latest (2025): $1,014 · -71.4% YoY. Source: county tax records.