707 Cherokee Rd · Greenwood, MS 38930

$82,500

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 32 Days on market

Built 1961 8,712 sqft lot Est $64k · 29% over ↓ 3% since listing

---

Why this score? — see what drove the D- 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 +13.9/30.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 707 Cherokee, a charming 2-bedroom, 1-bath home offering 998 square feet of comfortable living space. Tucked away at the end of a quiet dead-end street, this property provides a peaceful setting with added privacy and minimal through traffic. Inside, you'll find a functional floor plan with a cozy living area, beautiful wood flooring throughout much of the home, a bright kitchen with plenty of cabinet space, and comfortable bedrooms with practical storage. The home also features a full bath with double vanity sinks. Outside, enjoy a spacious fenced backyard, perfect for pets, outdoor entertaining, gardening, or simply relaxing. The property also includes a driveway for off-street

Key facts

• Wood flooring
• Fenced backyard
• Double vanity sinks

Tags

• QUIET DEAD-END STREET
• FENCED BACKYARD
• DETACHED BACKYARD STRUCTURE
• DOUBLE VANITY SINKS
• WOOD FLOORING
• PLENTY OF CABINET SPACE

Property features AI

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-family house; One level
• Construction: Siding exterior; Asphalt shingle roof; Slab foundation; Built in public-records year
• Exterior features: Back yard with chain-link fencing; Fenced, rectangular lot

Interior

• Kitchen: Built-in gas range
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning (electric)
• Interior features: Double vanity; Private yard
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $9 ($107/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 $70k (15.2% below list).
• Recommended offer: $70k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.7% in Greenwood — 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 71/100 on livability (#31 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9 units permitted in Leflore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Leflore County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $70,000 (15.2% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $64,192
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 W Jefferson Ave	0.44mi	2/1.0	960 (+2%)	2mo	$65,000	$68	75
611 W Adams Ave	0.17mi	2/1.0	820 (-13%)	13mo	$34,846	$42	59
303 W Adams Ave	0.47mi	2/1.0	1,000 (+6%)	13mo	$60,000	$60	57
611 W President Ave	0.41mi	2/1.0	985 (+4%)	24mo	$105,000	$107	54
410 W Jeff Davis Ave	0.60mi	3/1.0 (+1)	987 (+5%)	14mo	$48,500	$49	48
303 10th Ave	0.73mi	2/1.0	816 (-14%)	21mo	$75,000	$92	26

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-12,804
• Equity at exit: $12,301

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-10,438
• Equity at exit: $7,133

Cash invested: $23,100 (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 38930

• Home prices YoY: -18.6%
• Active inventory: 102
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $9

Break-even live

Break-even rent $689

Max offer price $82,500

Occupancy floor 94%

Sensitivity live

Price	-10% $56	-5% $32	+0% $9	+5% $-14	+10% $-38
Rent	-10% $-46	-5% $-19	+0% $9	+5% $37	+10% $64
Rate	-1.0pp $50	-0.5pp $30	base $9	+0.5pp $-12	+1.0pp $-34

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Martin St Greenwood, MS	2.0	1.0	950	$700	$0.74	47d	1	0.69mi

Listing history 19 events

1. 2026-06-22
   days on market $82,500 Active 32 DOM
2. 2026-06-21
   days on market $82,500 Active 31 DOM
3. 2026-06-21
   days on market $82,500 Active 30 DOM
4. 2026-06-18
   days on market $82,500 Active 28 DOM
5. 2026-06-17
   days on market $82,500 Active 27 DOM
6. 2026-06-16
   days on market $82,500 Active 26 DOM
7. 2026-06-16
   price $82,500 Active 25 DOM
8. 2026-06-15
   days on market $85,000 Active 25 DOM
9. 2026-06-13
   days on market $85,000 Active 23 DOM
10. 2026-06-12
    days on market $85,000 Active 22 DOM
11. 2026-06-09
    days on market $85,000 Active 19 DOM
12. 2026-06-08
    days on market $85,000 Active 18 DOM
13. 2026-06-07
    days on market $85,000 Active 17 DOM
14. 2026-06-04
    days on market $85,000 Active 13 DOM
15. 2026-06-02
    days on market $85,000 Active 12 DOM
16. 2026-06-01
    days on market $85,000 Active 11 DOM
17. 2026-05-31
    days on market $85,000 Active 10 DOM
18. 2026-05-21
    listed $85,000 Active
19. 1963-11-22
    soldstatus

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $924 · $77/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 5/10 Major FEMA zone X · 47% 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 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: $8,400
• − Mortgage interest: −$4,621
• − Property taxes: −$924
• − Insurance: −$412
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$2,400
• Taxable loss: −$1,302
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $420/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 — Greenwood

• Score: 71/100
• State rank: #31
• US rank: #6625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, MS
• Population (ZIP): 23,326

Population outlook (Leflore County) Hauer SSP2

• Today (2025): 27,008 people
• By 2030: 25,362 · -6.1%
• By 2040: 22,049 · -18.4%
• By 2050: 19,188 · -29.0%
• By 2075: 13,543 · -49.9%
• By 2100: 8,913 · -67.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 25% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Leflore

• 2024 margin: Solid D (+38.5) · D 68.7% · R 30.3%
• 2008→2024 swing: +1.7pp toward D · 2008: 36.8pp · 2024: 38.5pp
• All cycles: 2024: D+38.5 2020: D+41.5 2016: D+41.0 2012: D+45.8 2008: D+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.32%
• Current HPI: 150.2668
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.9% since first listed

3 events — show timeline

• 2026-06-15 Price Changed $82,500 MLSU
• 2026-05-21 Listed $85,000 MLSU
• 1963-11-22 Sold (Public Records) — Public Records

Property tax history

-5.1%/yr

Latest (2025): $924 · +28.2% YoY. Source: county tax records.