1301 Fairview Ave · Greenville, MS 38701

$97,000

3 bd · 1.0 ba · 1,787 sqft · SingleFamily public records · 275 Days on market

Built 1949 0.35 ac lot Est $96k · at est.

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.3/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Key facts

• 0.35 acre lot
• Built 1949
• Listed 275 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family ranch-style residence; Residential property
• Construction: Frame construction; Composition roof; Crawl space foundation
• Exterior features: Patio; Wood fencing; Storage structure

Interior

• Kitchen: Range
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Range; Gas water heater; Hardwood flooring; Vinyl flooring; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.5% in Greenville — 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 57/100 on livability (#284 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Greenville Public Schools (town): math 4% / reading 11% proficiency, ranked #126 of 130 in MS (top 97%) — 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: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at -36% 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $97k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 37% 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 $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 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 1949 — 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: 1.40% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.72%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $96,498
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1465 Casavechia	0.18mi	3/2.0	1,720 (-4%)	20mo	$75,000	$44	65
1323 Fairview	0.03mi	4/3.0 (+1)	1,710 (-4%)	20mo	$92,000	$54	61
1427 Genie Fairway	0.36mi	3/2.0	1,584 (-11%)	2mo	$145,000	$92	59
536 Southland St	0.26mi	3/2.0	1,648 (-8%)	15mo	$88,000	$53	59
1642 Pete St	0.67mi	3/2.0	1,700 (-5%)	4mo	$159,900	$94	53
1577 Pear Ln	0.69mi	3/2.0	1,701 (-5%)	13mo	$135,000	$79	45
1016 N Dyer Cir	0.51mi	4/2.0 (+1)	1,998 (+12%)	12mo	$50,000	$25	38
1168 Burns St	0.72mi	3/1.0	1,588 (-11%)	14mo	$12,900	$8	36

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $5,569
• Equity at exit: $14,463

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $32,436
• Equity at exit: $8,387

Cash invested: $27,160 (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 38701

• Active inventory: 128
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$190 /mo · $2,286/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $333

Break-even live

Break-even rent $936

Max offer price $97,000

Occupancy floor 70%

Sensitivity live

Price	-10% $388	-5% $361	+0% $333	+5% $306	+10% $278
Rent	-10% $226	-5% $280	+0% $333	+5% $387	+10% $441
Rate	-1.0pp $382	-0.5pp $358	base $333	+0.5pp $308	+1.0pp $283

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1462 S Colorado St Greenville, MS	2.0–3.0	2.0	1150	$1,358	$1.18	44d	4	0.79mi

Listing history 19 events

1. 2026-06-21
   days on market $97,000 Active 275 DOM
2. 2026-06-18
   days on market $97,000 Active 273 DOM
3. 2026-06-17
   days on market $97,000 Active 272 DOM
4. 2026-06-16
   days on market $97,000 Active 271 DOM
5. 2026-06-15
   days on market $97,000 Active 270 DOM
6. 2026-06-13
   days on market $97,000 Active 268 DOM
7. 2026-06-12
   days on market $97,000 Active 267 DOM
8. 2026-06-09
   days on market $97,000 Active 264 DOM
9. 2026-06-08
   days on market $97,000 Active 263 DOM
10. 2026-06-07
    days on market $97,000 Active 262 DOM
11. 2026-06-04
    days on market $97,000 Active 258 DOM
12. 2026-06-02
    days on market $97,000 Active 257 DOM
13. 2026-06-01
    days on market $97,000 Active 256 DOM
14. 2026-05-31
    days on market $97,000 Active 255 DOM
15. 2026-03-24
    price $97,000
16. 2026-03-11
    price $112,500
17. 2025-11-30
    price $118,500
18. 2025-09-18
    listed $121,500 Active
19. 2024-04-05
    soldstatus $64,500

ⓘ 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: $2,286 · $190/mo
• Projected year-2 tax: $2,286 · $190/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 · 0% 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 37% 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: $16,296
• − Mortgage interest: −$5,434
• − Property taxes: −$2,286
• − Insurance: −$485
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,822
• Taxable income: $2,663
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $3,360/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: Greenville Public Schools
• NCES district ID: 2801620
• Math proficiency: 4% ▼ -20.00%
• Reading proficiency: 11% ▼ -12.00%
• Median HH income: $26,432
• Composite: 5.27/100
• National rank: #10035
• State rank: #126 of 130 in MS

Livability — Greenville

• Score: 57/100
• State rank: #284
• US rank: #21778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, MS
• Population (ZIP): 21,260

Population outlook (Washington County) Hauer SSP2

• Today (2025): 41,424 people
• By 2030: 38,061 · -8.1%
• By 2040: 31,752 · -23.3%
• By 2050: 26,394 · -36.3%
• By 2075: 17,180 · -58.5%
• By 2100: 12,936 · -68.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 24% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+35.0) · D 67.0% · R 32.0% · Other 1.1%
• 2008→2024 swing: +0.2pp no change · 2008: 34.7pp · 2024: 35.0pp
• All cycles: 2024: D+35.0 2020: D+40.0 2016: D+36.4 2012: D+42.7 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.75%
• Current HPI: 52.6126
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+50.4% since first listed

5 events — show timeline

• 2026-03-24 Price Changed $97,000 Greenville Area MLS
• 2026-03-11 Price Changed $112,500 Greenville Area MLS
• 2025-11-30 Price Changed $118,500 Greenville Area MLS
• 2025-09-18 Listed $121,500 Greenville Area MLS
• 2024-04-05 Sold (Public Records) $64,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,286 · +94.1% YoY. Source: county tax records.