None · Winona, MS 38967

$120,000

2 bd · 1.5 ba · 1,284 sqft · SingleFamily public records · 773 Days on market

Built 1969 0.33 ac lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.33 acre lot
• Built 1969
• Listed 773 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story residential property; Brick construction
• Construction: Brick construction; Composition roof; 1 story
• Exterior features: Composition roof; Lot approximately 75 x 190

Interior

• Kitchen: Microwave; Refrigerator; Oven
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Natural gas heating; Space heater; Central air conditioning
• Interior features: Microwave; Refrigerator; Oven; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $23 ($279/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 $104k (13.4% below list).
• Recommended offer: $104k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#61 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Market conditions: 40 active listings in the ZIP; 92 units permitted in Montgomery County in 2024 (82 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (4.0% local appreciation)).
• Montgomery County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 773 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 27% 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 $103,977 (13.4% below list)

Questions for the listing agent

1. It's been on market 773 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 0.87% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.67×
• Total profit: $22,495
• Equity at exit: $60,937

10-year hold

• IRR: 12.7%
• Equity multiple: 3.09×
• Total profit: $70,255
• Equity at exit: $99,745

Cash invested: $33,600 (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 38967

• Home prices YoY: 3.2%
• Active inventory: 40
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $23

Break-even live

Break-even rent $1,010

Max offer price $120,000

Occupancy floor 93%

Sensitivity live

Price	-10% $91	-5% $57	+0% $23	+5% $-11	+10% $-45
Rent	-10% $-59	-5% $-18	+0% $23	+5% $64	+10% $105
Rate	-1.0pp $84	-0.5pp $54	base $23	+0.5pp $-8	+1.0pp $-39

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $120,000 Active 773 DOM
2. 2026-06-18
   days on market $120,000 Active 771 DOM
3. 2026-06-17
   days on market $120,000 Active 770 DOM
4. 2026-06-16
   days on market $120,000 Active 769 DOM
5. 2026-06-15
   days on market $120,000 Active 768 DOM
6. 2026-06-13
   days on market $120,000 Active 766 DOM
7. 2026-06-12
   days on market $120,000 Active 765 DOM
8. 2026-06-09
   days on market $120,000 Active 762 DOM
9. 2026-06-08
   days on market $120,000 Active 761 DOM
10. 2026-06-07
    days on market $120,000 Active 760 DOM
11. 2026-06-07
    days on market $120,000 Active 759 DOM
12. 2026-06-04
    days on market $120,000 Active 756 DOM
13. 2026-06-02
    days on market $120,000 Active 755 DOM
14. 2026-06-01
    days on market $120,000 Active 754 DOM
15. 2026-05-31
    days on market $120,000 Active 753 DOM
16. 2025-02-06
    historical
17. 2024-04-01
    listed $120,000 Active
18. 2024-04-01
    listed $120,000 Active

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 6/10 Major 7 d/yr ≥107°F today · 20 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: $12,477
• − Mortgage interest: −$6,722
• − Property taxes: −$1,426
• − Insurance: −$600
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$3,491
• Taxable loss: −$1,758
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $701/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 — Winona

• Score: 68/100
• State rank: #61
• US rank: #9387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winona, MS
• City population: 7,048
• Population (ZIP): 7,048

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 8,904 people
• By 2030: 8,221 · -7.7%
• By 2040: 6,907 · -22.4%
• By 2050: 5,780 · -35.1%
• By 2075: 3,902 · -56.2%
• By 2100: 2,975 · -66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 46%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+20.8) · D 39.3% · R 60.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -8.1pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.7 2016: R+13.4 2012: R+6.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.01%
• Current HPI: 129.6366
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2025-02-06 Listing Removed — MLSU
• 2024-04-01 Listed $120,000 GBOR
• 2024-04-01 Listed $120,000 MLSU

Property tax history

+9.0%/yr

Latest (2025): $1,426 · -1.8% YoY. Source: county tax records.