215 South Ave. East · Crenshaw, MS 38621

$75,000

3 bd · 1.0 ba · 1,292 sqft · Other public records · 418 Days on market

Built 1930 0.44 ac lot $58/sqft · 14% below area Est $111k · 33% under ↓ 35% since listing

---

Why this score? — see what drove the A- 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
• Appreciation +7.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This 1930 built home located in Crenshaw is waiting on new owners. 3 bedroom 1 bath and large living room this home has space. Home needs some TLC but can be a beautiful property with tall ceilings throughout the house. The lot next door which is . 49 of an acre is included in the sales price. The topography on that lot is flat and ready to build on. Call today to make an appointment to see this property. House being sold "In As" condition.

Key facts

• Tall ceilings
• Flat lot
• 0.44 acre lot

Tags

• TALL CEILINGS
• FLAT LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#285 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Quitman County School District (town): math 16% / reading 20% proficiency, ranked #98 of 130 in MS (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 98% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 2 units permitted in Quitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $4k appreciation (4.9% local appreciation)).
• Quitman County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 418 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1930 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 418 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 1930 — 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. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $111,476
• List price: $75,000
• Delta: -32.72%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 2.97×
• Total profit: $41,465
• Equity at exit: $42,132

10-year hold

• IRR: 30.5%
• Equity multiple: 5.97×
• Total profit: $104,373
• Equity at exit: $72,410

Cash invested: $21,000 (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 38621

• Home prices YoY: 6.5%
• Active inventory: 6
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $385

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $437	-5% $411	+0% $385	+5% $359	+10% $333
Rent	-10% $294	-5% $340	+0% $385	+5% $430	+10% $475
Rate	-1.0pp $423	-0.5pp $404	base $385	+0.5pp $365	+1.0pp $346

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 418 DOM
2. 2026-06-18
   days on market $75,000 Active 416 DOM
3. 2026-06-17
   days on market $75,000 Active 415 DOM
4. 2026-06-16
   days on market $75,000 Active 414 DOM
5. 2026-06-15
   days on market $75,000 Active 413 DOM
6. 2026-06-13
   days on market $75,000 Active 411 DOM
7. 2026-06-12
   days on market $75,000 Active 410 DOM
8. 2026-06-09
   days on market $75,000 Active 407 DOM
9. 2026-06-08
   days on market $75,000 Active 406 DOM
10. 2026-06-07
    days on market $75,000 Active 405 DOM
11. 2026-06-05
    days on market $75,000 Active 403 DOM
12. 2026-06-04
    days on market $75,000 Active 401 DOM
13. 2026-06-02
    days on market $75,000 Active 400 DOM
14. 2026-06-01
    days on market $75,000 Active 399 DOM
15. 2026-05-31
    days on market $75,000 Active 398 DOM
16. 2025-04-28
    listed $75,000 Active 454-char remark

    Show marketing remark (454 chars)

    This 1930 built home located in Crenshaw is waiting on new owners. 3 bedroom 1 bath and large living room this home has space. Home needs some TLC but can be a beautiful property with tall ceilings throughout the house. The lot next door which is . 49 of an acre is included in the sales price. The topography on that lot is flat and ready to build on. Call today to make an appointment to see this property. House being sold "In As" condition.

17. 2024-08-22
    price $90,000
18. 2024-05-08
    price $105,000
19. 2023-11-28
    listed $115,000 Active
20. 1996-07-09
    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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,718
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,182
• Taxable income: $3,640
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $3,744/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: Quitman County School District
• NCES district ID: 2803810
• Math proficiency: 16% ▼ -22.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $24,502
• Composite: 13.81/100
• National rank: #9490
• State rank: #98 of 130 in MS

Livability — Crenshaw

• Score: 57/100
• State rank: #285
• US rank: #21833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crenshaw, MS
• Population (ZIP): 1,610

Population outlook (Quitman County) Hauer SSP2

• Today (2025): 6,540 people
• By 2030: 6,035 · -7.7%
• By 2040: 5,091 · -22.2%
• By 2050: 4,272 · -34.7%
• By 2075: 2,771 · -57.6%
• By 2100: 1,900 · -70.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 37%
• Common ancestry: Serbian 1% Slovak 0%

Political lean MEDSL · Quitman

• 2024 margin: Solid D (+30.8) · D 64.4% · R 33.7% · Other 1.9%
• 2008→2024 swing: -4.5pp toward R · 2008: 35.2pp · 2024: 30.8pp
• All cycles: 2024: D+30.8 2020: D+34.8 2016: D+38.9 2012: D+43.2 2008: D+35.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.92%
• Current HPI: 80.2575
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-34.8% since first listed

5 events — show timeline

• 2025-04-28 Listed $75,000 NCMBR
• 2024-08-22 Price Changed $90,000 NCMBR
• 2024-05-08 Price Changed $105,000 NCMBR
• 2023-11-28 Listed $115,000 NCMBR
• 1996-07-09 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $1 · +0.0% YoY. Source: county tax records.