1297 John St · Greenville, MS 38701

$125,000

3 bd · 1.0 ba · 1,425 sqft · SingleFamily public records · 86 Days on market

Built 1958 8,611 sqft lot

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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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• 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 APPLY TO THE BUYER'S AGENT UPON CONSULTATION OF A SALE. EMPLOYEES AND FAMILY MEMBERS RESIDING WITH EMPLOYEES OF JP MORGAN CHASE BANK, N. A. ITS AFFLIATES OR SUBSIDIARIES ARE STRICTLY PROHIBITED FROM DIRECTLY. SELLER PAID $1,183.00 IN CC.

Key facts

• 8,611 sq ft lot
• Built 1958
• Listed 86 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Residential single family home (Traditional)
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built as a single-story (traditional) residence
• Exterior features: Patio; Chain link fencing

Interior

• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $114k (9.0% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.5% in Greenville — 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 57/100 on livability (#284 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Greenville Public Schools (town): math 4% / reading 11% proficiency, ranked #126 of 130 in MS (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Boyd Elementary School (math 2% / reading 10%, grade F, #354 of 375 statewide, top 94%, 311 students, 100% FRL); T.L. Weston Middle School (math 5% / reading 12%, grade F, #163 of 179 statewide, top 92%, 428 students, 100% FRL); Greenville High School (math 3% / reading 12%, grade F, #184 of 197 statewide, top 94%, 871 students, 100% FRL).
• Market conditions: 128 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 10 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.
• Current owner paid $54k; list at $125k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 37% 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 $113,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 0.91% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $72,675
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1044 Baskin Dr	0.50mi	3/2.0	1,455 (+2%)	1mo	$80,000	$55	68
1573 Alden Ln	0.57mi	3/2.0	1,434 (+1%)	1mo	$179,900	$125	68
1315 S Saint Marys Cir	0.37mi	3/2.0	1,512 (+6%)	4mo	$57,900	$38	65
309 Neff St	0.73mi	3/1.0	1,387 (-3%)	4mo	$30,000	$22	58
1617 East David Cir	0.52mi	3/1.5	1,470 (+3%)	16mo	$110,250	$75	55
1427 Genie Fairway	0.61mi	3/2.0	1,584 (+11%)	2mo	$145,000	$92	47
1472 Francis	0.33mi	3/1.5	1,230 (-14%)	18mo	$42,500	$35	45
1237 Longview Dr	0.54mi	2/1.0 (-1)	1,251 (-12%)	21mo	$60,000	$48	32
473 Jo Ann Cir	0.64mi	3/2.0	1,239 (-13%)	22mo	$63,000	$51	26

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-14,846
• Equity at exit: $18,638

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-6,000
• Equity at exit: $10,808

Cash invested: $35,000 (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 38701

• Active inventory: 128
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $85

Break-even live

Break-even rent $1,030

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $156	-5% $121	+0% $85	+5% $50	+10% $14
Rent	-10% $-5	-5% $40	+0% $85	+5% $130	+10% $175
Rate	-1.0pp $148	-0.5pp $117	base $85	+0.5pp $53	+1.0pp $20

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1462 S Colorado St Greenville, MS	2.0–3.0	2.0	1150	$1,358	$1.18	45d	4	0.57mi
614 Fairview Ave Unit 7 Greenville, MS	2.0	1.0	950	$799	$0.84	45d	1	0.94mi
250 Cypress Ln Greenville, MS	1.0–2.0	1.0–1.5	807	$959	$1.19	45d	1	1.38mi

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 86 DOM
2. 2026-06-21
   days on market $125,000 Active 85 DOM
3. 2026-06-18
   days on market $125,000 Active 83 DOM
4. 2026-06-17
   days on market $125,000 Active 82 DOM
5. 2026-06-16
   days on market $125,000 Active 81 DOM
6. 2026-06-15
   days on market $125,000 Active 80 DOM
7. 2026-06-13
   days on market $125,000 Active 78 DOM
8. 2026-06-12
   days on market $125,000 Active 77 DOM
9. 2026-06-09
   days on market $125,000 Active 74 DOM
10. 2026-06-08
    days on market $125,000 Active 73 DOM
11. 2026-06-07
    days on market $125,000 Active 72 DOM
12. 2026-06-04
    days on market $125,000 Active 68 DOM
13. 2026-06-02
    pricedays on market $125,000 Active 67 DOM
14. 2026-06-01
    days on market $130,000 Active 66 DOM
15. 2026-05-31
    days on market $130,000 Active 65 DOM
16. 2026-03-27
    listed $130,000 Active
17. 2017-07-12
    soldstatus $54,000
18. 2017-02-09
    soldstatus 384-char remark

    Show marketing remark (384 chars)

    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 APPLY TO THE BUYER'S AGENT UPON CONSULTATION OF A SALE. EMPLOYEES AND FAMILY MEMBERS RESIDING WITH EMPLOYEES OF JP MORGAN CHASE BANK, N. A. ITS AFFLIATES OR SUBSIDIARIES ARE STRICTLY PROHIBITED FROM DIRECTLY. SELLER PAID $1,183.00 IN CC.

19. 2016-12-02
    listed $20,800 384-char remark

    Show marketing remark (384 chars)

    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 APPLY TO THE BUYER'S AGENT UPON CONSULTATION OF A SALE. EMPLOYEES AND FAMILY MEMBERS RESIDING WITH EMPLOYEES OF JP MORGAN CHASE BANK, N. A. ITS AFFLIATES OR SUBSIDIARIES ARE STRICTLY PROHIBITED FROM DIRECTLY. SELLER PAID $1,183.00 IN CC.

20. 2004-02-23
    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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 37% 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: $13,656
• − Mortgage interest: −$7,002
• − Property taxes: −$1,275
• − Insurance: −$625
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,636
• Taxable loss: −$1,068
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,278/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: Greenville Public Schools
• NCES district ID: 2801620
• Math proficiency: 4% ▼ -20.00%
• Reading proficiency: 11% ▼ -12.00%
• Median HH income: $26,432
• Composite: 5.27/100
• National rank: #10035
• State rank: #126 of 130 in MS

Livability — Greenville

• Score: 57/100
• State rank: #284
• US rank: #21778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, MS
• Population (ZIP): 21,260

Population outlook (Washington County) Hauer SSP2

• Today (2025): 41,424 people
• By 2030: 38,061 · -8.1%
• By 2040: 31,752 · -23.3%
• By 2050: 26,394 · -36.3%
• By 2075: 17,180 · -58.5%
• By 2100: 12,936 · -68.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (73%)
• Race & ethnicity: Black 73% White 24% Asian 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+35.0) · D 67.0% · R 32.0% · Other 1.1%
• 2008→2024 swing: +0.2pp no change · 2008: 34.7pp · 2024: 35.0pp
• All cycles: 2024: D+35.0 2020: D+40.0 2016: D+36.4 2012: D+42.7 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.75%
• Current HPI: 52.6126
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+525.0% since first listed

5 events — show timeline

• 2026-03-27 Listed $130,000 Greenville Area MLS
• 2017-07-12 Sold (Public Records) $54,000 Public Records
• 2017-02-09 Sold (MLS) — Greenville Area MLS
• 2016-12-02 Listed $20,800 Greenville Area MLS
• 2004-02-23 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,275 · +5.0% YoY. Source: county tax records.