809 Maxwell Dr · Glendale, MS 39401

$169,900

3 bd · 1.0 ba · 1,980 sqft · SingleFamily public records · 95 Days on market

Built 1961 0.76 ac lot Est $238k · 28% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Rent growth +4.1/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this Glendale charmer with a 2-year old roof! This property features fantastic entertaining space with a large living room with cathedral ceilings and a separate formal dining room. The three bedrooms are generously sized, each offering plenty of space and storage. The two bathrooms maintain the home's classic appeal, with one featuring a tub for long, relaxing baths and the other a convenient stand-up shower. Outside, the property offers a large, peaceful yard, storage shed, and a fenced backyard—perfect for gardening, outdoor activities, or just soaking in the tranquility of country living. With beautiful views and plenty of space to enjoy, this home truly embraces the best of rural life. Located just a short drive from local shops and restaurants, you'll get the peace and quiet of the countryside without sacrificing convenience. Whether you're looking for a place to settle down or a real estate investment with a ton of potential, this home has something special to offer. Come see for yourself--this charming country home is ready for its next chapter, and it could be yours! Buyer and Buyer's Agent to verity all information.

Key facts

• 0.76 acre lot
• 2 parking spots
• Built 1961

Property features AI

Exterior

• Parking: Attached concrete parking; Two carport spaces (carport present)
• Utilities: Public water
• Home design: Single-story ranch-style home; Residential property
• Construction: Brick veneer and wood siding exterior; Slab foundation
• Exterior features: Patio; Chain link fence

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling with ceiling fans
• Interior features: Ceiling fans; Garbage disposal; Electric water heater; Seven total rooms

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $7 ($87/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 $140k (17.5% below list).
• Recommended offer: $140k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#334 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, amenities F.
• Forrest County School District (rural): math 39% / reading 36% proficiency, ranked #47 of 130 in MS (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 261 active listings in the ZIP; lower-income renter base — watch delinquency; 121 units permitted in Forrest County in 2024 (30 in 5+ unit buildings).
• This rent runs 41% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Forrest County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,213 (17.5% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 17% 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. 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. 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?
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: 0.83% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $237,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Silver Leaf Dr	0.47mi	3/2.0	1,755 (-11%)	2mo	$209,900	$120	54

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-21,892
• Equity at exit: $25,333

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $4,401
• Equity at exit: $14,690

Cash invested: $47,572 (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 39401

• Rents YoY: 6.6%
• Active inventory: 261
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $7

Break-even live

Break-even rent $1,393

Max offer price $169,900

Occupancy floor 94%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $169,900 Active 95 DOM
2. 2026-06-18
   days on market $169,900 Active 94 DOM
3. 2026-06-17
   days on market $169,900 Active 93 DOM
4. 2026-06-16
   days on market $169,900 Active 92 DOM
5. 2026-06-15
   days on market $169,900 Active 91 DOM
6. 2026-06-14
   days on market $169,900 Active 89 DOM
7. 2026-06-13
   days on market $169,900 Active 88 DOM
8. 2026-06-10
   days on market $169,900 Active 86 DOM
9. 2026-06-09
   days on market $169,900 Active 85 DOM
10. 2026-06-08
    days on market $169,900 Active 84 DOM
11. 2026-06-07
    days on market $169,900 Active 83 DOM
12. 2026-06-05
    days on market $169,900 Active 80 DOM
13. 2026-06-02
    days on market $169,900 Active 78 DOM
14. 2026-06-01
    days on market $169,900 Active 77 DOM
15. 2026-05-31
    days on market $169,900 Active 76 DOM
16. 2026-05-30
    days on market $169,900 Active 75 DOM
17. 2026-04-30
    price $169,900
18. 2026-03-17
    listed $179,900 Active
19. 2025-02-25
    soldstatus
20. 2025-02-25
    soldstatus
21. 2025-02-21
    soldstatus Closed 1161-char remark

    Show marketing remark (1161 chars)

    Welcome to this Glendale charmer with a 2-year old roof! This property features fantastic entertaining space with a large living room with cathedral ceilings and a separate formal dining room. The three bedrooms are generously sized, each offering plenty of space and storage. The two bathrooms maintain the home's classic appeal, with one featuring a tub for long, relaxing baths and the other a convenient stand-up shower. Outside, the property offers a large, peaceful yard, storage shed, and a fenced backyard—perfect for gardening, outdoor activities, or just soaking in the tranquility of country living. With beautiful views and plenty of space to enjoy, this home truly embraces the best of rural life. Located just a short drive from local shops and restaurants, you'll get the peace and quiet of the countryside without sacrificing convenience. Whether you're looking for a place to settle down or a real estate investment with a ton of potential, this home has something special to offer. Come see for yourself--this charming country home is ready for its next chapter, and it could be yours! Buyer and Buyer's Agent to verity all information.

22. 2025-01-09
    status Pending 1161-char remark

    Show marketing remark (1161 chars)

    Welcome to this Glendale charmer with a 2-year old roof! This property features fantastic entertaining space with a large living room with cathedral ceilings and a separate formal dining room. The three bedrooms are generously sized, each offering plenty of space and storage. The two bathrooms maintain the home's classic appeal, with one featuring a tub for long, relaxing baths and the other a convenient stand-up shower. Outside, the property offers a large, peaceful yard, storage shed, and a fenced backyard—perfect for gardening, outdoor activities, or just soaking in the tranquility of country living. With beautiful views and plenty of space to enjoy, this home truly embraces the best of rural life. Located just a short drive from local shops and restaurants, you'll get the peace and quiet of the countryside without sacrificing convenience. Whether you're looking for a place to settle down or a real estate investment with a ton of potential, this home has something special to offer. Come see for yourself--this charming country home is ready for its next chapter, and it could be yours! Buyer and Buyer's Agent to verity all information.

23. 2024-12-31
    status Active 1161-char remark

    Show marketing remark (1161 chars)

    Welcome to this Glendale charmer with a 2-year old roof! This property features fantastic entertaining space with a large living room with cathedral ceilings and a separate formal dining room. The three bedrooms are generously sized, each offering plenty of space and storage. The two bathrooms maintain the home's classic appeal, with one featuring a tub for long, relaxing baths and the other a convenient stand-up shower. Outside, the property offers a large, peaceful yard, storage shed, and a fenced backyard—perfect for gardening, outdoor activities, or just soaking in the tranquility of country living. With beautiful views and plenty of space to enjoy, this home truly embraces the best of rural life. Located just a short drive from local shops and restaurants, you'll get the peace and quiet of the countryside without sacrificing convenience. Whether you're looking for a place to settle down or a real estate investment with a ton of potential, this home has something special to offer. Come see for yourself--this charming country home is ready for its next chapter, and it could be yours! Buyer and Buyer's Agent to verity all information.

24. 2024-12-19
    status Pending 1161-char remark

    Show marketing remark (1161 chars)

    Welcome to this Glendale charmer with a 2-year old roof! This property features fantastic entertaining space with a large living room with cathedral ceilings and a separate formal dining room. The three bedrooms are generously sized, each offering plenty of space and storage. The two bathrooms maintain the home's classic appeal, with one featuring a tub for long, relaxing baths and the other a convenient stand-up shower. Outside, the property offers a large, peaceful yard, storage shed, and a fenced backyard—perfect for gardening, outdoor activities, or just soaking in the tranquility of country living. With beautiful views and plenty of space to enjoy, this home truly embraces the best of rural life. Located just a short drive from local shops and restaurants, you'll get the peace and quiet of the countryside without sacrificing convenience. Whether you're looking for a place to settle down or a real estate investment with a ton of potential, this home has something special to offer. Come see for yourself--this charming country home is ready for its next chapter, and it could be yours! Buyer and Buyer's Agent to verity all information.

25. 2024-12-17
    listed $175,000 Active 1161-char remark

    Show marketing remark (1161 chars)

    Welcome to this Glendale charmer with a 2-year old roof! This property features fantastic entertaining space with a large living room with cathedral ceilings and a separate formal dining room. The three bedrooms are generously sized, each offering plenty of space and storage. The two bathrooms maintain the home's classic appeal, with one featuring a tub for long, relaxing baths and the other a convenient stand-up shower. Outside, the property offers a large, peaceful yard, storage shed, and a fenced backyard—perfect for gardening, outdoor activities, or just soaking in the tranquility of country living. With beautiful views and plenty of space to enjoy, this home truly embraces the best of rural life. Located just a short drive from local shops and restaurants, you'll get the peace and quiet of the countryside without sacrificing convenience. Whether you're looking for a place to settle down or a real estate investment with a ton of potential, this home has something special to offer. Come see for yourself--this charming country home is ready for its next chapter, and it could be yours! Buyer and Buyer's Agent to verity all information.

26. 2019-12-19
    soldstatus 1029-char remark

    Show marketing remark (1029 chars)

    Looks can be deceiving! You won't believe how much room is inside this cute ranch style home in the Glendale Community! Huge Great Room was added to the house with French Doors on each side that lead to separate patios. Cozy up to the wood burning stove when the weather gets chilly. 3 Bedrooms with good closet space and 2 full baths. This Estate Property is being sold ''As Is'', but has been lovingly maintained and cared for through the years. Recently painted inside and out, cleaned from top to bottom, and a few minor repairs made so the new owner can move in and start enjoying this wonderful home! Ponderosa Pine walls in the kitchen and informal Dining area, lots of cabinets, and a convenient work island. A wall was removed between this area and the front rm to make space for a large dining room or another living area. Large lot with beautiful Live Oak Trees. Additional double carport in the back yard with a separate drive to it. USDA Financing available for this area. 1st Am Home Warranty provided at closing.

27. 2019-07-18
    listed $129,500 1029-char remark

    Show marketing remark (1029 chars)

    Looks can be deceiving! You won't believe how much room is inside this cute ranch style home in the Glendale Community! Huge Great Room was added to the house with French Doors on each side that lead to separate patios. Cozy up to the wood burning stove when the weather gets chilly. 3 Bedrooms with good closet space and 2 full baths. This Estate Property is being sold ''As Is'', but has been lovingly maintained and cared for through the years. Recently painted inside and out, cleaned from top to bottom, and a few minor repairs made so the new owner can move in and start enjoying this wonderful home! Ponderosa Pine walls in the kitchen and informal Dining area, lots of cabinets, and a convenient work island. A wall was removed between this area and the front rm to make space for a large dining room or another living area. Large lot with beautiful Live Oak Trees. Additional double carport in the back yard with a separate drive to it. USDA Financing available for this area. 1st Am Home Warranty provided at closing.

ⓘ 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: $1,664 · $139/mo
• Projected year-2 tax: $1,664 · $139/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $16,826
• − Mortgage interest: −$9,517
• − Property taxes: −$1,664
• − Insurance: −$850
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,943
• Taxable loss: −$2,840
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $768/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: Forrest County School District
• NCES district ID: 2801490
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $39,597
• Composite: 31.45/100
• National rank: #5980
• State rank: #47 of 130 in MS

Livability — Glendale

• Score: 52/100
• State rank: #334
• US rank: #24812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendale, MS
• County: Forrest County · 65,413 people
• Metro: Hattiesburg, MS
• Population (ZIP): 42,531
• Household income: $41,127
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 2534.0

Population outlook (Forrest County) Hauer SSP2

• Today (2025): 79,264 people
• By 2030: 80,822 · +2.0%
• By 2040: 82,979 · +4.7%
• By 2050: 84,324 · +6.4%
• By 2075: 84,942 · +7.2%
• By 2100: 80,616 · +1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 52% White 40% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Forrest

• 2024 margin: R (+17.9) · D 40.3% · R 58.2% · Other 1.4%
• 2008→2024 swing: -4.4pp toward R · 2008: -13.5pp · 2024: -17.9pp
• All cycles: 2024: R+17.9 2020: R+11.1 2016: R+14.2 2012: R+11.7 2008: R+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.93%
• Current HPI: 137.87
• Rent YoY: ▲ 6.56%
• Metro: Hattiesburg, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+31.2% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $169,900 LBOR
• 2026-03-17 Listed $179,900 LBOR
• 2025-02-25 Sold (Public Records) — Public Records
• 2025-02-25 Sold (Public Records) — Public Records
• 2025-02-21 Sold (MLS) — HAAR
• 2025-01-09 Pending — HAAR
• 2024-12-31 Relisted — HAAR
• 2024-12-19 Pending — HAAR
• 2024-12-17 Listed $175,000 HAAR
• 2019-12-19 Sold (MLS) — HAAR
• 2019-07-18 Listed $129,500 HAAR

Property tax history

+53.4%/yr

Latest (2025): $1,664 · +152.4% YoY. Source: county tax records.