709 North Second Avenue Ave · Amory, MS 38821

$99,500

3 bd · 1.0 ba · 2,326 sqft · SingleFamily public records · 73 Days on market

Built 1920 0.30 ac lot $43/sqft · 24% below area Est $132k · 24% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This duplex or possible home presents an excellent opportunity for income generation, ideally situated in a desirable location. Each unit offers 3 bedrooms and 1 bath, catering well to potential renters. The property is situated on a generous corner lot, featuring a charming large wrap-around porch, perfect for enjoying the outdoors. Additionally, the inclusion of an extra lot to the left of the home opens up further development possibilities. This is a promising investment for anyone looking to enhance their real estate portfolio.

Key facts

• Extra lot
• Wrap-around porch
• Corner lot

Tags

• CORNER LOT
• WRAP-AROUND PORCH
• EXTRA LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#76 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Amory School District (town): math 44% / reading 43% proficiency, ranked #34 of 130 in MS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Amory School (math 47% / reading 53%, grade D+, #61 of 375 statewide, top 17%, 372 students, 99% FRL); Amory Middle School (math 41% / reading 35%, grade F, #73 of 179 statewide, top 41%, 331 students, 99% FRL); Amory High School (math 52% / reading 42%, grade D-, #30 of 197 statewide, top 15%, 456 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 102 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.17% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.1

CMA / ARV

• ARV (median comp): $131,642
• List price: $99,500
• Delta: -24.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Maple St	0.25mi	3/2.0	2,231 (-4%)	23mo	$110,000	$49	58
1 Emily Ln	0.70mi	4/2.5 (+1)	2,471 (+6%)	19mo	$18,000	$7	30
205 Boulvard Dr South	0.41mi	4/3.0 (+1)	2,015 (-13%)	19mo	$140,000	$69	30

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,650
• Equity at exit: $14,836

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $17,257
• Equity at exit: $8,603

Cash invested: $27,860 (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 38821

• Home prices YoY: -18.1%
• Active inventory: 102
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $227

Break-even live

Break-even rent $876

Max offer price $99,500

Occupancy floor 75%

Sensitivity live

Price	-10% $283	-5% $255	+0% $227	+5% $199	+10% $171
Rent	-10% $135	-5% $181	+0% $227	+5% $273	+10% $319
Rate	-1.0pp $277	-0.5pp $252	base $227	+0.5pp $201	+1.0pp $175

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $99,500 Active 73 DOM
2. 2026-06-21
   days on market $99,500 Active 72 DOM
3. 2026-06-18
   days on market $99,500 Active 70 DOM
4. 2026-06-17
   days on market $99,500 Active 69 DOM
5. 2026-06-16
   days on market $99,500 Active 68 DOM
6. 2026-06-15
   days on market $99,500 Active 67 DOM
7. 2026-06-13
   days on market $99,500 Active 65 DOM
8. 2026-06-12
   days on market $99,500 Active 64 DOM
9. 2026-06-09
   days on market $99,500 Active 61 DOM
10. 2026-06-08
    days on market $99,500 Active 60 DOM
11. 2026-06-07
    days on market $99,500 Active 59 DOM
12. 2026-06-07
    days on market $99,500 Active 58 DOM
13. 2026-06-04
    days on market $99,500 Active 55 DOM
14. 2026-06-02
    days on market $99,500 Active 54 DOM
15. 2026-06-01
    days on market $99,500 Active 53 DOM
16. 2026-05-31
    days on market $99,500 Active 52 DOM
17. 2026-04-09
    listed $103,900 Active 537-char remark

    Show marketing remark (537 chars)

    This duplex or possible home presents an excellent opportunity for income generation, ideally situated in a desirable location. Each unit offers 3 bedrooms and 1 bath, catering well to potential renters. The property is situated on a generous corner lot, featuring a charming large wrap-around porch, perfect for enjoying the outdoors. Additionally, the inclusion of an extra lot to the left of the home opens up further development possibilities. This is a promising investment for anyone looking to enhance their real estate portfolio.

18. 2026-04-09
    listed $103,900 Active 537-char remark

    Show marketing remark (537 chars)

    This duplex or possible home presents an excellent opportunity for income generation, ideally situated in a desirable location. Each unit offers 3 bedrooms and 1 bath, catering well to potential renters. The property is situated on a generous corner lot, featuring a charming large wrap-around porch, perfect for enjoying the outdoors. Additionally, the inclusion of an extra lot to the left of the home opens up further development possibilities. This is a promising investment for anyone looking to enhance their real estate portfolio.

19. 2025-11-19
    soldstatus Closed
20. 2024-12-04
    status Active
21. 2024-12-04
    price $65,000
22. 2024-06-25
    status Active
23. 2024-04-05
    status Active
24. 2024-01-28
    price $75,000
25. 2024-01-23
    status Active
26. 2023-07-02
    listed $82,500

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $1,545 · $129/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 3/10 Moderate
• 🌡 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: $13,959
• − Mortgage interest: −$5,574
• − Property taxes: −$1,545
• − Insurance: −$498
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,895
• Taxable income: $1,215
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $2,432/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: Amory School District
• NCES district ID: 2800450
• Math proficiency: 44% ▼ -17.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $37,071
• Composite: 36.17/100
• National rank: #4733
• State rank: #34 of 130 in MS

Livability — Amory

• Score: 67/100
• State rank: #76
• US rank: #10386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amory, MS
• Population (ZIP): 12,417

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 17% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Scottish 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.08%
• Current HPI: 141.0581
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+25.9% since first listed

10 events — show timeline

• 2026-04-09 Listed $103,900 NEMSBD
• 2026-04-09 Listed $103,900 NEMSBD
• 2025-11-19 Sold (MLS) — NEMSBD
• 2024-12-04 Relisted — NEMSBD
• 2024-12-04 Price Changed $65,000 NEMSBD
• 2024-06-25 Relisted — NEMSBD
• 2024-04-05 Relisted — NEMSBD
• 2024-01-28 Price Changed $75,000 NEMSBD
• 2024-01-23 Relisted — NEMSBD
• 2023-07-02 Listed $82,500 NEMSBD

Property tax history

+11.4%/yr

Latest (2025): $1,545 · +36.3% YoY. Source: county tax records.