427 S Eureka St · Greenville, MS 38701

$60,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 105 Days on market

Built 1920 10,018 sqft lot

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Investment Opportunity - Cash Only This property is a prime investment opportunity with tons of potential. Sold as-is, no repairs or warranties will be made. Ideal for investors or cash buyers looking for their next project. Don't miss out! More pictures will be uploaded.

Key facts

• New appliances
• Newly installed tub
• New roof

Tags

• NEW ROOF
• NEW ELECTRICAL WIRING
• NEW APPLIANCES
• NEWLY INSTALLED TUB

Property features AI

Finance

• Other: Property located at 427 S Eureka St, Greenville, MS 38701
• Financial info: Tax information not included per instructions
• HOA & community: HOA information not provided

Exterior

• Parking: Driveway; 1-car carport
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water available
• Home design: Single-family house; One story; Raised foundation
• Construction: Siding construction
• Exterior features: Asphalt roof; Lot approximately 0.23 acre

Interior

• Kitchen: Free-standing refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Living room fireplace
• Laundry & utility: Washer/dryer info not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($799 rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $60k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.33% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.05%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $20,928
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 Inez St	0.20mi	3/1.0	1,358 (+4%)	10mo	$13,500	$10	76
423 Cedar St	0.07mi	3/2.0	1,435 (+10%)	4mo	$22,900	$16	74
437 2nd St	0.37mi	3/1.0	1,340 (+2%)	12mo	$2,900	$2	69
220 Hughes	0.62mi	3/2.0	1,452 (+11%)	21mo	$27,000	$19	31

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $6,361
• Equity at exit: $8,946

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $26,221
• Equity at exit: $5,188

Cash invested: $16,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $253

Break-even live

Break-even rent $479

Max offer price $60,000

Occupancy floor 63%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Fairview Ave Unit 7 Greenville, MS	2.0	1.0	950	$799	$0.84	43d	1	0.30mi

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 105 DOM
2. 2026-06-17
   days on market $60,000 Active 104 DOM
3. 2026-06-16
   days on market $60,000 Active 103 DOM
4. 2026-06-15
   days on market $60,000 Active 102 DOM
5. 2026-06-13
   days on market $60,000 Active 100 DOM
6. 2026-06-12
   days on market $60,000 Active 99 DOM
7. 2026-06-09
   days on market $60,000 Active 96 DOM
8. 2026-06-08
   days on market $60,000 Active 95 DOM
9. 2026-06-07
   days on market $60,000 Active 94 DOM
10. 2026-06-04
    days on market $60,000 Active 90 DOM
11. 2026-06-02
    days on market $60,000 Active 89 DOM
12. 2026-06-01
    days on market $60,000 Active 88 DOM
13. 2026-05-31
    days on market $60,000 Active 87 DOM
14. 2026-04-09
    price $60,000
15. 2026-03-05
    listed $69,000 Active
16. 2025-11-04
    soldstatus Closed 273-char remark

    Show marketing remark (273 chars)

    Investment Opportunity - Cash Only This property is a prime investment opportunity with tons of potential. Sold as-is, no repairs or warranties will be made. Ideal for investors or cash buyers looking for their next project. Don't miss out! More pictures will be uploaded.

17. 2025-10-21
    status Pending 273-char remark

    Show marketing remark (273 chars)

    Investment Opportunity - Cash Only This property is a prime investment opportunity with tons of potential. Sold as-is, no repairs or warranties will be made. Ideal for investors or cash buyers looking for their next project. Don't miss out! More pictures will be uploaded.

18. 2025-06-21
    listed $25,000 Active 273-char remark

    Show marketing remark (273 chars)

    Investment Opportunity - Cash Only This property is a prime investment opportunity with tons of potential. Sold as-is, no repairs or warranties will be made. Ideal for investors or cash buyers looking for their next project. Don't miss out! More pictures will be uploaded.

19. 2021-03-25
    soldstatus $31,950

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $474 · $40/mo
• Expected delta: +$7/yr (+$1/mo · 1.6%)

ⓘ 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 ≥111°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: $9,588
• − Mortgage interest: −$3,361
• − Property taxes: −$467
• − Insurance: −$300
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$1,745
• Taxable income: $2,181
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $2,509/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

+87.8% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $60,000 MLSU
• 2026-03-05 Listed $69,000 MLSU
• 2025-11-04 Sold (MLS) — MLSU
• 2025-10-21 Pending — MLSU
• 2025-06-21 Listed $25,000 MLSU
• 2021-03-25 Sold (Public Records) $31,950 Public Records

Property tax history

+6.8%/yr

Latest (2025): $467 · +4.0% YoY. Source: county tax records.