813 Greymont Dr · Columbia, MS 39429

$92,500

4 bd · 0.5 ba · 2,314 sqft · SingleFamily public records · 322 Days on market

Built 1960 9,176 sqft lot $40/sqft · 57% below area ↓ 14% since listing

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Why this score? — see what drove the B- 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This INVESTOR FRIENDLY spacious and inviting 4-bedroom, 2 full bath, 1 half bath home offers thoughtful design and comfort for everyday living. It needs improvements throughout but the heart of the home is a charming eat-in kitchen, perfect for family meals and gatherings, while the large family room provides a warm space to relax or entertain, complete with a dedicated office area for remote work or study. Craftsmen and DIY enthusiasts will love the handyman's workshop, offering the perfect space for hobbies or projects. This home has endless potential and needs some TLC. Whether you're looking to settle in or grow your lifestyle, this home truly is a place to hang your heart.

Key facts

• Large family room
• Handyman's workshop
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LARGE FAMILY ROOM
• DEDICATED OFFICE AREA
• HANDYMAN'S WORKSHOP

What this means for you Summary

Snapshot

• This is a 4-bed/0.5-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#154 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B, housing B; Watch: health & safety D, amenities F, commute F.
• Columbia School District (town): math 39% / reading 39% proficiency, ranked #45 of 130 in MS (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Columbia Primary School (466 students, 100% FRL); Jefferson Middle School (math 30% / reading 30%, grade F, #88 of 179 statewide, top 49%, 373 students, 100% FRL); Columbia High School (math 32% / reading 37%, grade F, #68 of 197 statewide, top 39%, 469 students, 100% FRL) — zoned schools average 100% FRL vs 67% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 active listings in the ZIP; 2 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.46% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 5.7

CMA / ARV

• ARV (median comp): $185,192
• List price: $92,500
• Delta: -50.05%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Lafayette St	0.19mi	4/2.0	2,189 (-5%)	7mo	$89,900	$41	70
820 Rogers Ave	0.16mi	3/2.0 (-1)	2,110 (-9%)	1mo	$115,000	$55	66
1510 Hickory Bnd	0.66mi	4/2.5	2,592 (+12%)	0mo	$269,000	$104	41
936 Main St	0.64mi	3/1.5 (-1)	2,045 (-12%)	2mo	$183,500	$90	40

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $6,609
• Equity at exit: $13,792

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $33,770
• Equity at exit: $7,998

Cash invested: $25,900 (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 39429

• Active inventory: 133
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$202 /mo · $2,427/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $338

Break-even live

Break-even rent $919

Max offer price $92,500

Occupancy floor 70%

Sensitivity live

Price	-10% $390	-5% $364	+0% $338	+5% $312	+10% $286
Rent	-10% $232	-5% $285	+0% $338	+5% $391	+10% $444
Rate	-1.0pp $385	-0.5pp $361	base $338	+0.5pp $314	+1.0pp $290

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   status Active 686-char remark

   Show marketing remark (686 chars)

   This INVESTOR FRIENDLY spacious and inviting 4-bedroom, 2 full bath, 1 half bath home offers thoughtful design and comfort for everyday living. It needs improvements throughout but the heart of the home is a charming eat-in kitchen, perfect for family meals and gatherings, while the large family room provides a warm space to relax or entertain, complete with a dedicated office area for remote work or study. Craftsmen and DIY enthusiasts will love the handyman's workshop, offering the perfect space for hobbies or projects. This home has endless potential and needs some TLC. Whether you're looking to settle in or grow your lifestyle, this home truly is a place to hang your heart.

2. 2026-03-02
   status Active 686-char remark

   Show marketing remark (686 chars)

   This INVESTOR FRIENDLY spacious and inviting 4-bedroom, 2 full bath, 1 half bath home offers thoughtful design and comfort for everyday living. It needs improvements throughout but the heart of the home is a charming eat-in kitchen, perfect for family meals and gatherings, while the large family room provides a warm space to relax or entertain, complete with a dedicated office area for remote work or study. Craftsmen and DIY enthusiasts will love the handyman's workshop, offering the perfect space for hobbies or projects. This home has endless potential and needs some TLC. Whether you're looking to settle in or grow your lifestyle, this home truly is a place to hang your heart.

3. 2026-01-03
   status Active 686-char remark

   Show marketing remark (686 chars)

   This INVESTOR FRIENDLY spacious and inviting 4-bedroom, 2 full bath, 1 half bath home offers thoughtful design and comfort for everyday living. It needs improvements throughout but the heart of the home is a charming eat-in kitchen, perfect for family meals and gatherings, while the large family room provides a warm space to relax or entertain, complete with a dedicated office area for remote work or study. Craftsmen and DIY enthusiasts will love the handyman's workshop, offering the perfect space for hobbies or projects. This home has endless potential and needs some TLC. Whether you're looking to settle in or grow your lifestyle, this home truly is a place to hang your heart.

4. 2025-11-20
   price $92,500 686-char remark

   Show marketing remark (686 chars)

   This INVESTOR FRIENDLY spacious and inviting 4-bedroom, 2 full bath, 1 half bath home offers thoughtful design and comfort for everyday living. It needs improvements throughout but the heart of the home is a charming eat-in kitchen, perfect for family meals and gatherings, while the large family room provides a warm space to relax or entertain, complete with a dedicated office area for remote work or study. Craftsmen and DIY enthusiasts will love the handyman's workshop, offering the perfect space for hobbies or projects. This home has endless potential and needs some TLC. Whether you're looking to settle in or grow your lifestyle, this home truly is a place to hang your heart.

5. 2025-08-20
   price $95,000 686-char remark

   Show marketing remark (686 chars)

   This INVESTOR FRIENDLY spacious and inviting 4-bedroom, 2 full bath, 1 half bath home offers thoughtful design and comfort for everyday living. It needs improvements throughout but the heart of the home is a charming eat-in kitchen, perfect for family meals and gatherings, while the large family room provides a warm space to relax or entertain, complete with a dedicated office area for remote work or study. Craftsmen and DIY enthusiasts will love the handyman's workshop, offering the perfect space for hobbies or projects. This home has endless potential and needs some TLC. Whether you're looking to settle in or grow your lifestyle, this home truly is a place to hang your heart.

6. 2025-06-30
   price $105,500 686-char remark

   Show marketing remark (686 chars)

   This INVESTOR FRIENDLY spacious and inviting 4-bedroom, 2 full bath, 1 half bath home offers thoughtful design and comfort for everyday living. It needs improvements throughout but the heart of the home is a charming eat-in kitchen, perfect for family meals and gatherings, while the large family room provides a warm space to relax or entertain, complete with a dedicated office area for remote work or study. Craftsmen and DIY enthusiasts will love the handyman's workshop, offering the perfect space for hobbies or projects. This home has endless potential and needs some TLC. Whether you're looking to settle in or grow your lifestyle, this home truly is a place to hang your heart.

7. 2025-06-03
   listed $108,000 Active 686-char remark

   Show marketing remark (686 chars)

   This INVESTOR FRIENDLY spacious and inviting 4-bedroom, 2 full bath, 1 half bath home offers thoughtful design and comfort for everyday living. It needs improvements throughout but the heart of the home is a charming eat-in kitchen, perfect for family meals and gatherings, while the large family room provides a warm space to relax or entertain, complete with a dedicated office area for remote work or study. Craftsmen and DIY enthusiasts will love the handyman's workshop, offering the perfect space for hobbies or projects. This home has endless potential and needs some TLC. Whether you're looking to settle in or grow your lifestyle, this home truly is a place to hang your heart.

8. 2025-05-30
   listed $108,000 Active

ⓘ 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: $2,427 · $202/mo
• Projected year-2 tax: $2,427 · $202/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 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: $16,160
• − Mortgage interest: −$5,181
• − Property taxes: −$2,427
• − Insurance: −$462
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$2,691
• Taxable income: $2,812
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,381/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: Columbia School District
• NCES district ID: 2801170
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $31,192
• Composite: 31.87/100
• National rank: #5866
• State rank: #45 of 130 in MS

Livability — Columbia

• Score: 63/100
• State rank: #154
• US rank: #15293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, MS
• Population (ZIP): 16,583

Population outlook (Marion County) Hauer SSP2

• Today (2025): 22,813 people
• By 2030: 21,301 · -6.6%
• By 2040: 18,176 · -20.3%
• By 2050: 15,215 · -33.3%
• By 2075: 9,388 · -58.8%
• By 2100: 5,335 · -76.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+41.6) · D 28.7% · R 70.4%
• 2008→2024 swing: -10.2pp toward R · 2008: -31.4pp · 2024: -41.6pp
• All cycles: 2024: R+41.6 2020: R+36.8 2016: R+36.0 2012: R+29.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.11%
• Current HPI: 132.3278
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.4% since first listed

8 events — show timeline

• 2026-05-04 Relisted — HAAR
• 2026-03-02 Relisted — HAAR
• 2026-01-03 Relisted — HAAR
• 2025-11-20 Price Changed $92,500 HAAR
• 2025-08-20 Price Changed $95,000 HAAR
• 2025-06-30 Price Changed $105,500 HAAR
• 2025-06-03 Listed $108,000 HAAR
• 2025-05-30 Listed $108,000 HAAR

Property tax history

+12.5%/yr

Latest (2025): $2,427 · +21.9% YoY. Source: county tax records.