3401 Hwy 1 S · Greenville, MS 38701

$100,000

2 bd · 1.0 ba · 1,135 sqft · SingleFamily · 568 Days on market

Built 1979 5.21 ac lot ↓ 9% 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

5.21 acres with a 2 bedroom, 1 bath home South of Greenville in Riverside School District and 6 mobile home spots which have the potential to produce income every month. Call Chevy today for more information! 662-822-4900

Key facts

• South of greenville
• 5.21 acre lot
• Built 1979

Tags

• SOUTH OF GREENVILLE
• RIVERSIDE SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Septic tank
• Home design: Single-family ranch residence
• Construction: Wood siding construction
• Exterior features: Composition roof

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Range; Gas water heater; Crawl space
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools F, amenities F, commute F.
• Western Line School District (rural): math 19% / reading 28% proficiency, ranked #84 of 130 in MS (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k 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 568 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 568 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 1979 — 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: 1.04% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.0

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-7,883
• Equity at exit: $14,910

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $3,895
• Equity at exit: $8,646

Cash invested: $28,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $130

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 82%

Sensitivity live

Price	-10% $200	-5% $165	+0% $130	+5% $96	+10% $61
Rent	-10% $48	-5% $89	+0% $130	+5% $171	+10% $213
Rate	-1.0pp $181	-0.5pp $156	base $130	+0.5pp $104	+1.0pp $78

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $100,000 Active 568 DOM
2. 2026-06-21
   days on market $100,000 Active 567 DOM
3. 2026-06-18
   days on market $100,000 Active 565 DOM
4. 2026-06-17
   days on market $100,000 Active 564 DOM
5. 2026-06-16
   days on market $100,000 Active 563 DOM
6. 2026-06-15
   days on market $100,000 Active 562 DOM
7. 2026-06-13
   days on market $100,000 Active 560 DOM
8. 2026-06-12
   days on market $100,000 Active 559 DOM
9. 2026-06-09
   days on market $100,000 Active 556 DOM
10. 2026-06-08
    days on market $100,000 Active 555 DOM
11. 2026-06-07
    days on market $100,000 Active 554 DOM
12. 2026-06-05
    days on market $100,000 Active 552 DOM
13. 2026-06-04
    days on market $100,000 Active 550 DOM
14. 2026-06-03
    remarks 221-char remark
15. 2026-06-03
    listed $100,000 Active 549 DOM

ⓘ 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

• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $12,478
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,909
• Taxable loss: −$29
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $1,572/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: Western Line School District
• NCES district ID: 2804680
• Math proficiency: 19% ▼ -22.00%
• Reading proficiency: 28% ▼ -9.00%
• Median HH income: $35,488
• Composite: 19.4/100
• National rank: #8780
• State rank: #84 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

• 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

-9.1% since first listed

6 events — show timeline

• 2026-06-02 Relisted — Greenville Area MLS
• 2025-10-23 Relisted — Greenville Area MLS
• 2025-10-23 Price Changed $100,000 Greenville Area MLS
• 2025-05-21 Price Changed $105,000 Greenville Area MLS
• 2025-01-07 Relisted — Greenville Area MLS
• 2024-06-04 Listed $110,000 Greenville Area MLS