None · Greenwood, MS 38930

$59,900

3 bd · 2.0 ba · 1,506 sqft · SingleFamily public records · 2 Days on market

Built 1946 9,583 sqft lot Est $119k · 50% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Attention Investors, Or handy home owners; With a little TLC this could be a great rental property or a wonderful family home. The architectural shingle roof is only 2 years old. Bankston Elementary School District.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 16.2% 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 $414 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $59,900

Questions for the listing agent

1. Built in 1946 — 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: 1.97% ✓
• Cap rate: 16.16%
• Cash-on-cash: 35.25%
• DSCR: 2.57
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $118,974
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 Cherokee Rd	0.07mi	3/1.5	1,405 (-7%)	2mo	$75,000	$53	82
1007 Corrine Dr	0.31mi	3/1.0	1,483 (-2%)	9mo	$83,200	$56	71
1101 Medallion Dr	0.42mi	3/1.0	1,589 (+6%)	11mo	$157,500	$99	58
306 Magnolia St	0.54mi	3/2.0	1,594 (+6%)	12mo	$113,000	$71	55
1111 W Monroe Ave	0.30mi	4/2.0 (+1)	1,659 (+10%)	13mo	$130,000	$78	54
1205 Peggy Ln	0.46mi	3/2.0	1,408 (-6%)	19mo	$148,500	$105	52
509 W West Jeff Davis Ave	0.41mi	3/2.5	1,650 (+10%)	16mo	$170,000	$103	50
1113 Saffold Ave	0.45mi	3/2.0	1,650 (+10%)	17mo	$87,500	$53	49
207 W Wilson Ave	0.41mi	3/2.0	1,698 (+13%)	14mo	$165,000	$97	48
1108 W President Ave	0.36mi	3/1.0	1,305 (-13%)	11mo	$120,000	$92	48
211 Greenfield Dr	0.34mi	2/2.0 (-1)	1,318 (-12%)	19mo	$99,900	$76	43
105 Peel St	0.56mi	3/1.0	1,620 (+8%)	18mo	$127,500	$79	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: 30.9%
• Equity multiple: 2.29×
• Total profit: $21,705
• Equity at exit: $8,931

10-year hold

• IRR: 38.1%
• Equity multiple: 4.54×
• Total profit: $59,443
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $493

Break-even live

Break-even rent $557

Max offer price $59,900

Occupancy floor 53%

Sensitivity live

Price	-10% $527	-5% $510	+0% $493	+5% $476	+10% $459
Rent	-10% $399	-5% $446	+0% $493	+5% $539	+10% $586
Rate	-1.0pp $523	-0.5pp $508	base $493	+0.5pp $477	+1.0pp $461

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2024-08-09
   status Pending
2. 2024-08-07
   listed $59,900 Active
3. 2004-06-30
   soldstatus

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $1,216 · $101/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $14,173
• − Mortgage interest: −$3,355
• − Property taxes: −$1,216
• − Insurance: −$300
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$1,743
• Taxable income: $5,292
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $4,642/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

3 events — show timeline

• 2024-08-09 Pending — GBOR
• 2024-08-07 Listed $59,900 GBOR
• 2004-06-30 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,216 · +27.7% YoY. Source: county tax records.