209 Rising Sun Cir · Greenwood, MS 38930

$70,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 1 Days on market

Built 1871 10,454 sqft 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

“All offers must be submitted by the buyer's agent using the online offer management system. Access the system via the link below. A technology fee will apply to the buyer's broker upon consummation of a sale. ” Offer link to property: http://www. spsreo.com/?c=D3Z7

Key facts

• Vinyl flooring
• Remodeled bathroom
• Remodeled kitchen

Tags

• SPACIOUS LOT
• VINYL FLOORING
• REMODELED BATHROOM
• REMODELED KITCHEN
• NEW WATER HEATER
• NEW HVAC SYSTEM

Property features AI

Finance

• HOA & community: Boating access nearby; Fishing nearby; Lake nearby; Park nearby

Exterior

• Parking: 2-space carport; Concrete driveway; Total 4 parking spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One story; Entry level: One
• Construction: Brick construction; Slab foundation; Built per assessor
• Exterior features: Shingle roof; City lot; Level lot

Interior

• Flooring: Luxury vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Vented exhaust fan; Water heater; Laundry room
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $70k).
• Cap rate 9.7% vs local median 4.9% in Greenwood — 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 71/100 on livability (#31 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Market conditions: 100 active listings in the ZIP; 9 units permitted in Leflore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Leflore County population projected at -29% 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 $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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

• Watch-outs: built in 1871 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1871 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,321
• Equity at exit: $10,437

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $17,484
• Equity at exit: $6,052

Cash invested: $19,600 (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 38930

• Home prices YoY: -18.6%
• Active inventory: 100
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $199

Break-even live

Break-even rent $606

Max offer price $70,000

Occupancy floor 72%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 496-char remark
2. 2026-06-07
   listed $70,000 Pending 1 DOM

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $991 · $83/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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: $10,292
• − Mortgage interest: −$3,921
• − Property taxes: −$991
• − Insurance: −$350
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$2,036
• Taxable income: $1,346
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,061/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 — Greenwood

• Score: 71/100
• State rank: #31
• US rank: #6625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,326

Population outlook (Leflore County) Hauer SSP2

• Today (2025): 27,008 people
• By 2030: 25,362 · -6.1%
• By 2040: 22,049 · -18.4%
• By 2050: 19,188 · -29.0%
• By 2075: 13,543 · -49.9%
• By 2100: 8,913 · -67.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 25% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Leflore

• 2024 margin: Solid D (+38.5) · D 68.7% · R 30.3%
• 2008→2024 swing: +1.7pp toward D · 2008: 36.8pp · 2024: 38.5pp
• All cycles: 2024: D+38.5 2020: D+41.5 2016: D+41.0 2012: D+45.8 2008: D+36.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.32%
• Current HPI: 150.2668
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+12.2% since first listed

18 events — show timeline

• 2026-06-05 Pending — MLSU
• 2026-06-04 Listed $70,000 MLSU
• 2025-01-31 Sold (MLS) — Greenville Area MLS
• 2025-01-18 Pending — Greenville Area MLS
• 2025-01-08 Price Changed $14,900 Greenville Area MLS
• 2024-11-25 Price Changed $19,900 Greenville Area MLS
• 2024-11-25 Relisted — Greenville Area MLS
• 2024-11-21 Relisted — Greenville Area MLS
• 2024-10-21 Relisted — Greenville Area MLS
• 2024-10-10 Price Changed $29,900 Greenville Area MLS
• 2024-09-03 Price Changed $34,900 Greenville Area MLS
• 2024-07-30 Price Changed $39,900 Greenville Area MLS
• 2024-07-11 Relisted — Greenville Area MLS
• 2024-06-26 Price Changed $44,900 Greenville Area MLS
• 2024-05-20 Price Changed $49,900 Greenville Area MLS
• 2024-04-18 Price Changed $54,900 Greenville Area MLS
• 2024-03-16 Listed $62,400 Greenville Area MLS
• 2003-02-06 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $991 · +28.9% YoY. Source: county tax records.