606 Maples Ave · Leakesville, MS 39451

$205,000

5 bd · 3.0 ba · 2,580 sqft · SingleFamily · 160 Days on market

Built 1978 Fair condition 0.44 ac lot $79/sqft · at area comps Est $210k · at est. ↓ 6% since listing

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Why this score? — see what drove the C+ 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 +21.0/30.0
• Appreciation +9.4/10.0
• ARV discount +8.6/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Spacious and full of character, this approximately 2,580± sq ft home offers 5 bedrooms and 3 bathrooms, providing plenty of room for comfortable living. Situated on an approximately 0.43± acre lot within the city limits of Leakesville, this property combines generous interior space with the convenience of an in-town location. The home features a functional layout ideal for larger households or those needing extra rooms for an office, guest space, or hobbies. With its unique charm and ample square footage, this property presents an excellent opportunity for buyers seeking space, character, and location all in one. Convenient to local amenities, schools, and shopping.

Key facts

• 0.44 acre lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $205k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#109 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities F, commute F, employment F.
• Greene County School District (rural): math 28% / reading 34% proficiency, ranked #67 of 130 in MS (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Leakesville Jr High School (math 21% / reading 28%, grade F, #100 of 179 statewide, top 57%, 309 students, 100% FRL) — zoned schools average 100% FRL vs 71% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 2 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (8.8% local appreciation)).
• Greene County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.05% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $210,137
• List price: $205,000
• Delta: -2.44%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Louisiana St	0.41mi	4/3.0 (-1)	2,532 (-2%)	9mo	$258,500	$102	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.99×
• Total profit: $114,245
• Equity at exit: $167,797

10-year hold

• IRR: 23.5%
• Equity multiple: 6.56×
• Total profit: $318,924
• Equity at exit: $345,278

Cash invested: $57,400 (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 39451

• Home prices YoY: 5.7%
• Active inventory: 24
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $289

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 82%

Sensitivity live

Price	-10% $431	-5% $360	+0% $289	+5% $219	+10% $148
Rent	-10% $119	-5% $204	+0% $289	+5% $375	+10% $460
Rate	-1.0pp $393	-0.5pp $342	base $289	+0.5pp $236	+1.0pp $182

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $205,000 Active 160 DOM
2. 2026-06-21
   days on market $205,000 Active 159 DOM
3. 2026-06-21
   days on market $205,000 Active 158 DOM
4. 2026-06-18
   days on market $205,000 Active 156 DOM
5. 2026-06-17
   days on market $205,000 Active 155 DOM
6. 2026-06-16
   days on market $205,000 Active 154 DOM
7. 2026-06-15
   days on market $205,000 Active 153 DOM
8. 2026-06-13
   days on market $205,000 Active 151 DOM
9. 2026-06-12
   days on market $205,000 Active 150 DOM
10. 2026-06-09
    days on market $205,000 Active 147 DOM
11. 2026-06-08
    days on market $205,000 Active 146 DOM
12. 2026-06-07
    days on market $205,000 Active 145 DOM
13. 2026-06-07
    days on market $205,000 Active 144 DOM
14. 2026-06-04
    days on market $205,000 Active 141 DOM
15. 2026-06-02
    days on market $205,000 Active 140 DOM
16. 2026-06-01
    days on market $205,000 Active 139 DOM
17. 2026-05-31
    days on market $205,000 Active 138 DOM
18. 2026-01-13
    listed $205,000 Active 688-char remark

    Show marketing remark (688 chars)

    Spacious and full of character, this approximately 2,580± sq ft home offers 5 bedrooms and 3 bathrooms, providing plenty of room for comfortable living. Situated on an approximately 0.43± acre lot within the city limits of Leakesville, this property combines generous interior space with the convenience of an in-town location. The home features a functional layout ideal for larger households or those needing extra rooms for an office, guest space, or hobbies. With its unique charm and ample square footage, this property presents an excellent opportunity for buyers seeking space, character, and location all in one. Convenient to local amenities, schools, and shopping.

19. 2025-12-25
    historical
20. 2025-10-16
    price $205,000
21. 2025-07-10
    listed $219,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $25,916
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$5,964
• Taxable income: $223
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $3,420/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, paint interior walls, and improve landscaping. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severe wear and tear
• Major kitchen appliances — outdated and non-functional
• Major bathroom fixtures — deteriorating condition
• Major interior walls — peeling paint and wallpaper
• Minor landscaping — overgrown lawn

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers
• Resale paint interior walls and replace wallpaper — fresh paint and updated wallpaper will improve the home's appearance
• Both landscape the yard — improved landscaping will enhance curb appeal and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear and tear	Major	$15,000–50,000
kitchen appliances · outdated and non-functional	Major	$15,000–50,000
bathroom fixtures · deteriorating condition	Major	$15,000–50,000
interior walls · peeling paint and wallpaper	Major	$15,000–50,000
landscaping · overgrown lawn	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale paint interior walls and replace wallpaper — fresh paint and updated wallpaper will improve the home's appearance ↑
• Both landscape the yard — improved landscaping will enhance curb appeal and attract more renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Greene County School District
• NCES district ID: 2801590
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $41,432
• Composite: 26.2/100
• National rank: #7264
• State rank: #67 of 130 in MS

Livability — Leakesville

• Score: 65/100
• State rank: #109
• US rank: #12647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leakesville, MS
• Population (ZIP): 7,957

Population outlook (Greene County) Hauer SSP2

• Today (2025): 12,029 people
• By 2030: 11,879 · -1.2%
• By 2040: 11,196 · -6.9%
• By 2050: 10,455 · -13.1%
• By 2075: 8,825 · -26.6%
• By 2100: 7,172 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 34% Two or more races 3% Native American 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+69.8) · D 14.8% · R 84.5%
• 2008→2024 swing: -18.0pp toward R · 2008: -51.7pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+65.8 2016: R+63.0 2012: R+54.1 2008: R+51.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.85%
• Current HPI: 165.5757
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.4% since first listed

4 events — show timeline

• 2026-01-13 Listed $205,000 MLSU
• 2025-12-25 Listing Removed — MLSU
• 2025-10-16 Price Changed $205,000 MLSU
• 2025-07-10 Listed $219,000 MLSU