420 Woodward St · Amory, MS 38821

$91,000

3 bd · 1.0 ba · 1,079 sqft · SingleFamily public records · 3 Days on market

Built 1975 0.30 ac lot Est $68k · 34% over

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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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling first time homebuyers or investors. Come see this 3 bedroom, 1 bath house located on corner lot. This home offers new floors throughout w/ fenced-in backyard. Please call to set up your showing today. Information is deemed reliable, but is not guaranteed.

Key facts

• Open floor plan
• Laundry room
• Patio

Tags

• OPEN FLOOR PLAN
• LAUNDRY ROOM
• FENCED BACKYARD
• PATIO

Property features AI

Finance

• Financial info: Annual property tax listed as $1,445.53

Exterior

• Parking: Attached carport
• Home design: Single-family residential property
• Construction: Brick construction; Built on a slab foundation
• Exterior features: Lot measures approximately 85 x 120 (about 0.3 acre)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $46k (49.6% below list).
• Meets the 1% rule at list price ($945 rent vs $91k).
• Recommended offer: $46k (49.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#76 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Amory School District (town): math 44% / reading 43% proficiency, ranked #34 of 130 in MS (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 active listings in the ZIP; 18 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $629 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $50k; list at $91k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,839 (49.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $67,977
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Green Cv	0.42mi	3/1.0	1,129 (+5%)	22mo	$71,078	$63	55

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: -38.0%
• Equity multiple: -0.21×
• Total profit: $-30,784
• Equity at exit: $13,568

10-year hold

• IRR: -53.0%
• Equity multiple: -0.84×
• Total profit: $-46,782
• Equity at exit: $7,868

Cash invested: $25,480 (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 38821

• Home prices YoY: -18.1%
• Active inventory: 101
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-256

Break-even live

Break-even rent $1,269

Max offer price $45,839

Occupancy floor —

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $91,000 Active 3 DOM
2. 2026-06-17
   days on market $91,000 Active 2 DOM
3. 2026-06-16
   remarks 423-char remark
4. 2026-06-16
   listed $91,000 Active 1 DOM

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $730 · $61/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 6/10 Major FEMA zone AE · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $11,344
• − Mortgage interest: −$5,097
• − Property taxes: −$730
• − Insurance: −$5,574
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,647
• Taxable loss: −$4,519
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $-1,983/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: Amory School District
• NCES district ID: 2800450
• Math proficiency: 44% ▼ -17.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $37,071
• Composite: 36.17/100
• National rank: #4733
• State rank: #34 of 130 in MS

Livability — Amory

• Score: 67/100
• State rank: #76
• US rank: #10386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amory, MS
• Population (ZIP): 12,417

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 33,903 people
• By 2030: 32,612 · -3.8%
• By 2040: 29,761 · -12.2%
• By 2050: 26,788 · -21.0%
• By 2075: 20,058 · -40.8%
• By 2100: 14,566 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 17% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Scottish 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -18.7pp toward R · 2008: -17.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.7 2016: R+29.3 2012: R+15.9 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.08%
• Current HPI: 141.0581
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+266.9% since first listed

13 events — show timeline

• 2026-06-16 Listed $91,000 NEMSBD
• 2023-02-16 Sold (Public Records) $49,500 Public Records
• 2023-02-16 Sold (MLS) — NEMSBD
• 2023-01-11 Listed $95,000 NEMSBD
• 2020-07-15 Sold (MLS) — NEMSBD
• 2020-06-13 Sold (Public Records) $49,500 Public Records
• 2019-11-05 Listed $75,000 NEMSBD
• 2017-02-07 Sold (MLS) — NEMSBD
• 2017-02-06 Sold (Public Records) $49,500 Public Records
• 2016-05-24 Listed $64,500 NEMSBD
• 2015-03-23 Sold (MLS) — NEMSBD
• 2015-03-18 Sold (Public Records) $49,500 Public Records
• 2015-01-15 Listed $24,800 NEMSBD

Property tax history

+11.9%/yr

Latest (2025): $730 · +12.2% YoY. Source: county tax records.