213 Avenue G · Greenwood, MS 38930

$9,999

3 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 130 Days on market

Built 1945 3,484 sqft lot $6/sqft · 92% below area ↓ 17% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

Key facts

• Fenced lawn
• Screened porch
• 3,484 sq ft lot

Tags

• FENCED LAWN
• SCREENED PORCH

🏷️ Possibly a rental listed for sale. The $9,999 price doesn't fit this home's estimated sale value (~$120,057) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.
• Cap rate 110.8% vs local median 4.7% 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: 101 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 $69 of loan paydown is wiped out by about $300 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $2k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $8,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 11.90% ✓
• Cap rate: 110.85%
• Cash-on-cash: 373.41%
• DSCR: 17.61
• GRM: 0.7

CMA / ARV

• ARV (median comp): $120,057
• List price: $9,999
• Delta: -91.67%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Avenue G	0.00mi	3/1.0	1,596 (0%)	20mo	$7,000	$4	83
310 N Stone Ave	0.45mi	2/1.0 (-1)	1,472 (-8%)	23mo	$4,999	$3	42

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: —
• Equity multiple: 20.25×
• Total profit: $53,885
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 43.31×
• Total profit: $118,443
• Equity at exit: $865

Cash invested: $2,800 (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 38930

• Home prices YoY: -18.6%
• Active inventory: 101
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $871

Break-even live

Break-even rent $87

Max offer price $9,999

Occupancy floor 22%

Sensitivity live

Price	-10% $878	-5% $875	+0% $871	+5% $868	+10% $864
Rent	-10% $777	-5% $824	+0% $871	+5% $918	+10% $965
Rate	-1.0pp $876	-0.5pp $874	base $871	+0.5pp $869	+1.0pp $866

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   status $9,999 Pending 130 DOM
2. 2026-06-18
   days on market $9,999 Active 130 DOM
3. 2026-06-17
   days on market $9,999 Active 129 DOM
4. 2026-06-16
   days on market $9,999 Active 128 DOM
5. 2026-06-15
   days on market $9,999 Active 127 DOM
6. 2026-06-13
   days on market $9,999 Active 125 DOM
7. 2026-06-12
   days on market $9,999 Active 124 DOM
8. 2026-06-09
   days on market $9,999 Active 121 DOM
9. 2026-06-08
   days on market $9,999 Active 120 DOM
10. 2026-06-07
    days on market $9,999 Active 119 DOM
11. 2026-06-01
    days on market $9,999 Active 138 DOM
12. 2026-05-31
    days on market $9,999 Active 137 DOM
13. 2026-05-11
    status Active 233-char remark

    Show marketing remark (233 chars)

    This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

14. 2026-05-09
    status Pending 233-char remark

    Show marketing remark (233 chars)

    This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

15. 2026-03-26
    price $9,999 233-char remark

    Show marketing remark (233 chars)

    This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

16. 2026-01-12
    listed $12,000 Active 233-char remark

    Show marketing remark (233 chars)

    This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

17. 2024-10-18
    soldstatus Closed 233-char remark

    Show marketing remark (233 chars)

    This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

18. 2024-10-11
    status Pending 233-char remark

    Show marketing remark (233 chars)

    This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

19. 2024-10-08
    price $7,000 233-char remark

    Show marketing remark (233 chars)

    This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

20. 2024-08-28
    price $10,000 233-char remark

    Show marketing remark (233 chars)

    This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

21. 2024-08-14
    listed $12,000 Active 233-char remark

    Show marketing remark (233 chars)

    This spacious 3 bedroom 1 bath needs some TLC. Features include a fenced lawn and screened porch. Restored, this property could bring $550 per month in rent. Seller owns the adjacent property and is willing to make a package deal.

22. 2024-03-01
    historical
23. 2023-09-25
    price $8,000
24. 2023-08-25
    status Active
25. 2023-08-02
    historical
26. 2023-03-14
    listed $10,000 Active
27. 2022-09-01
    historical
28. 2022-07-18
    listed $12,000 Active
29. 1996-01-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $14,283
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$291
• Taxable income: $10,947
• Est. tax owed @ 24.0%: −$2,627
• After-tax cash flow: $7,827/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

• Census place: Greenwood, MS
• 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

-16.7% since first listed

17 events — show timeline

• 2026-05-11 Relisted — MLSU
• 2026-05-09 Pending — MLSU
• 2026-03-26 Price Changed $9,999 MLSU
• 2026-01-12 Listed $12,000 MLSU
• 2024-10-18 Sold (MLS) — MLSU
• 2024-10-11 Pending — MLSU
• 2024-10-08 Price Changed $7,000 MLSU
• 2024-08-28 Price Changed $10,000 MLSU
• 2024-08-14 Listed $12,000 MLSU
• 2024-03-01 Listing Removed — MLSU
• 2023-09-25 Price Changed $8,000 MLSU
• 2023-08-25 Relisted — MLSU
• 2023-08-02 Listing Removed — MLSU
• 2023-03-14 Listed $10,000 MLSU
• 2022-09-01 Listing Removed — MLSU
• 2022-07-18 Listed $12,000 MLSU
• 1996-01-02 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $578 · +229.1% YoY. Source: county tax records.