907 Grand Ave · Leakesville, MS 39451

$170,000

3 bd · 1.0 ba · 1,492 sqft · SingleFamily · 91 Days on market

Built 1950 Fair condition 1.68 ac lot $114/sqft · 15% above area Est $147k · 15% over

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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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• 1% rule +8.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.6/15.0

Listing remarks MLS

Charming 3BR/1BA home inside Leakesville city limits, situated on three lots totaling approximately 1.68 +/- acres! This spacious home features natural hardwood flooring in select areas and an expanded, updated bathroom. Enjoy relaxing on the screened-in back porch overlooking the large yard, plus a storage shed for added convenience. Recent updates include a tankless hot water heater and a newer HVAC system for improved efficiency. With plenty of space, key upgrades, and a great location, this property offers excellent potential for homeowners or investors alike.

Key facts

• Large yard
• Storage shed
• 1.68 acre lot

Tags

• NATURAL HARDWOOD FLOORING
• EXPANDED UPDATED BATHROOM
• SCREENED IN BACK PORCH
• LARGE YARD
• STORAGE SHED
• TANKLESS HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#109 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D-, amenities F, commute F.
• Greene County School District (rural): math 28% / reading 34% proficiency, ranked #67 of 130 in MS (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 2 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.8% local appreciation)).
• Greene County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $147,309
• List price: $170,000
• Delta: 15.40%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1710 Texas St	0.26mi	3/2.0	1,500 (+0%)	9mo	$174,900	$117	76
632 Maples Ave Ave	0.30mi	3/2.0	1,516 (+2%)	9mo	$145,000	$96	72
1615 Lackey St	0.16mi	3/1.5	1,400 (-6%)	21mo	$155,000	$111	62
463 Capital Ave	0.44mi	3/1.0	1,645 (+10%)	4mo	$60,000	$36	59
1700 4th St	0.72mi	3/2.0	1,493 (+0%)	18mo	$139,900	$94	48

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

Projected returns pro-forma

8.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 3.46×
• Total profit: $117,189
• Equity at exit: $139,148

10-year hold

• IRR: 29.2%
• Equity multiple: 7.57×
• Total profit: $312,949
• Equity at exit: $286,328

Cash invested: $47,600 (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 39451

• Home prices YoY: 5.7%
• Active inventory: 24
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $592

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 69%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 91 DOM
2. 2026-06-17
   days on market $170,000 Active 90 DOM
3. 2026-06-16
   days on market $170,000 Active 89 DOM
4. 2026-06-15
   days on market $170,000 Active 88 DOM
5. 2026-06-13
   days on market $170,000 Active 86 DOM
6. 2026-06-12
   days on market $170,000 Active 85 DOM
7. 2026-06-09
   days on market $170,000 Active 82 DOM
8. 2026-06-08
   days on market $170,000 Active 81 DOM
9. 2026-06-07
   days on market $170,000 Active 80 DOM
10. 2026-06-07
    days on market $170,000 Active 79 DOM
11. 2026-06-04
    days on market $170,000 Active 76 DOM
12. 2026-06-02
    days on market $170,000 Active 75 DOM
13. 2026-06-01
    days on market $170,000 Active 74 DOM
14. 2026-05-31
    days on market $170,000 Active 73 DOM
15. 2026-03-19
    listed $170,000 Active 576-char remark

    Show marketing remark (576 chars)

    Charming 3BR/1BA home inside Leakesville city limits, situated on three lots totaling approximately 1.68 +/- acres! This spacious home features natural hardwood flooring in select areas and an expanded, updated bathroom. Enjoy relaxing on the screened-in back porch overlooking the large yard, plus a storage shed for added convenience. Recent updates include a tankless hot water heater and a newer HVAC system for improved efficiency. With plenty of space, key upgrades, and a great location, this property offers excellent potential for homeowners or investors alike.

16. 2024-01-31
    soldstatus Closed 349-char remark

    Show marketing remark (349 chars)

    'SOLD AS IS' THIS OLDER HOME IS IN NEED OF SOME REPAIRS AND WITH A LITTLE TLC WOULD BE A GREAT STARTER HOME. THE HOME CONSISTS OF 3 BEDROOMS, 1 BATHROOM, DEN, UTILITY/STORAGE. HAS A SHED IN THE BACK THAT NEEDS SOME REPAIRS DONE AS WELL. THE WATER HEATER DOESN'T WORK, NO APPLIANCES. HOME HAS A-LOT OF POTENTIAL AND WOULDN'T TAKE MUCH TO FIX IT UP.

17. 2023-12-21
    status Pending 349-char remark

    Show marketing remark (349 chars)

    'SOLD AS IS' THIS OLDER HOME IS IN NEED OF SOME REPAIRS AND WITH A LITTLE TLC WOULD BE A GREAT STARTER HOME. THE HOME CONSISTS OF 3 BEDROOMS, 1 BATHROOM, DEN, UTILITY/STORAGE. HAS A SHED IN THE BACK THAT NEEDS SOME REPAIRS DONE AS WELL. THE WATER HEATER DOESN'T WORK, NO APPLIANCES. HOME HAS A-LOT OF POTENTIAL AND WOULDN'T TAKE MUCH TO FIX IT UP.

18. 2023-12-06
    price $90,000 349-char remark

    Show marketing remark (349 chars)

    'SOLD AS IS' THIS OLDER HOME IS IN NEED OF SOME REPAIRS AND WITH A LITTLE TLC WOULD BE A GREAT STARTER HOME. THE HOME CONSISTS OF 3 BEDROOMS, 1 BATHROOM, DEN, UTILITY/STORAGE. HAS A SHED IN THE BACK THAT NEEDS SOME REPAIRS DONE AS WELL. THE WATER HEATER DOESN'T WORK, NO APPLIANCES. HOME HAS A-LOT OF POTENTIAL AND WOULDN'T TAKE MUCH TO FIX IT UP.

19. 2023-11-08
    price $100,000 349-char remark

    Show marketing remark (349 chars)

    'SOLD AS IS' THIS OLDER HOME IS IN NEED OF SOME REPAIRS AND WITH A LITTLE TLC WOULD BE A GREAT STARTER HOME. THE HOME CONSISTS OF 3 BEDROOMS, 1 BATHROOM, DEN, UTILITY/STORAGE. HAS A SHED IN THE BACK THAT NEEDS SOME REPAIRS DONE AS WELL. THE WATER HEATER DOESN'T WORK, NO APPLIANCES. HOME HAS A-LOT OF POTENTIAL AND WOULDN'T TAKE MUCH TO FIX IT UP.

20. 2023-10-15
    price $110,000 349-char remark

    Show marketing remark (349 chars)

    'SOLD AS IS' THIS OLDER HOME IS IN NEED OF SOME REPAIRS AND WITH A LITTLE TLC WOULD BE A GREAT STARTER HOME. THE HOME CONSISTS OF 3 BEDROOMS, 1 BATHROOM, DEN, UTILITY/STORAGE. HAS A SHED IN THE BACK THAT NEEDS SOME REPAIRS DONE AS WELL. THE WATER HEATER DOESN'T WORK, NO APPLIANCES. HOME HAS A-LOT OF POTENTIAL AND WOULDN'T TAKE MUCH TO FIX IT UP.

21. 2023-09-13
    price $115,000 349-char remark

    Show marketing remark (349 chars)

    'SOLD AS IS' THIS OLDER HOME IS IN NEED OF SOME REPAIRS AND WITH A LITTLE TLC WOULD BE A GREAT STARTER HOME. THE HOME CONSISTS OF 3 BEDROOMS, 1 BATHROOM, DEN, UTILITY/STORAGE. HAS A SHED IN THE BACK THAT NEEDS SOME REPAIRS DONE AS WELL. THE WATER HEATER DOESN'T WORK, NO APPLIANCES. HOME HAS A-LOT OF POTENTIAL AND WOULDN'T TAKE MUCH TO FIX IT UP.

22. 2023-08-07
    listed $120,000 Active 349-char remark

    Show marketing remark (349 chars)

    'SOLD AS IS' THIS OLDER HOME IS IN NEED OF SOME REPAIRS AND WITH A LITTLE TLC WOULD BE A GREAT STARTER HOME. THE HOME CONSISTS OF 3 BEDROOMS, 1 BATHROOM, DEN, UTILITY/STORAGE. HAS A SHED IN THE BACK THAT NEEDS SOME REPAIRS DONE AS WELL. THE WATER HEATER DOESN'T WORK, NO APPLIANCES. HOME HAS A-LOT OF POTENTIAL AND WOULDN'T TAKE MUCH TO FIX IT UP.

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $26,844
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$4,945
• Taxable income: $4,681
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $5,985/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and increase its value. Upgrading the kitchen and bathroom, and maintaining the landscaping would significantly enhance its appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and cluttered
• Moderate bathroom fixtures — dated and in need of replacement
• Major landscaping — overgrown yard and unkempt appearance

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale replace dated bathroom fixtures — modernizing the bathroom would attract more buyers
• Both prune and maintain landscaping — improved curb appeal would attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and cluttered	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
landscaping · overgrown yard and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale replace dated bathroom fixtures — modernizing the bathroom would attract more buyers ↑
• Both prune and maintain landscaping — improved curb appeal would attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Greene County School District
• NCES district ID: 2801590
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $41,432
• Composite: 26.2/100
• National rank: #7264
• State rank: #67 of 130 in MS

Livability — Leakesville

• Score: 65/100
• State rank: #109
• US rank: #12647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leakesville, MS
• Population (ZIP): 7,957

Population outlook (Greene County) Hauer SSP2

• Today (2025): 12,029 people
• By 2030: 11,879 · -1.2%
• By 2040: 11,196 · -6.9%
• By 2050: 10,455 · -13.1%
• By 2075: 8,825 · -26.6%
• By 2100: 7,172 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 34% Two or more races 3% Native American 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+69.8) · D 14.8% · R 84.5%
• 2008→2024 swing: -18.0pp toward R · 2008: -51.7pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+65.8 2016: R+63.0 2012: R+54.1 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.85%
• Current HPI: 165.5757
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+41.7% since first listed

8 events — show timeline

• 2026-03-19 Listed $170,000 MLSU
• 2024-01-31 Sold (MLS) — MLSU
• 2023-12-21 Pending — MLSU
• 2023-12-06 Price Changed $90,000 MLSU
• 2023-11-08 Price Changed $100,000 MLSU
• 2023-10-15 Price Changed $110,000 MLSU
• 2023-09-13 Price Changed $115,000 MLSU
• 2023-08-07 Listed $120,000 MLSU