1059 Fox St · Grenada, MS 38901

$55,000

3 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 75 Days on market

Built 1945 3,920 sqft lot $52/sqft · 46% above area Est $48k · 15% over ↓ 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your slice of city living at 1059 Fox Road! Nestled in the heart of Grenada, just behind Walls department store, this property offers the convenience and the opportunity to make it your own. Located just minutes from Grenada's local shops, restaurants, and the renowned Grenada Lake--known for world-class fishing and outdoor recreation--you'll enjoy the easy access to everything you need. 1059 Fox Road is full of opportunity and charm. GREAT INVESTOR OPPORTUNITY !!!

Key facts

• 3,920 sq ft lot
• Parking
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 4.8% in Grenada — 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 67/100 on livability (#83 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D+, schools D, amenities F.
• Grenada School District (town): math 53% / reading 43% proficiency, ranked #19 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 1 units permitted in Grenada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grenada County population projected at -16% 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 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. 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: 1.91% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.22%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (median comp): $47,703
• List price: $55,000
• Delta: 15.30%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Spain Dr	0.04mi	3/1.0	1,023 (-3%)	5mo	$49,900	$49	89
768 Becky St	0.24mi	4/2.5 (+1)	1,118 (+6%)	1mo	$50,000	$45	66
91 Thomas St	0.65mi	2/1.0 (-1)	1,114 (+6%)	16mo	$45,000	$40	42

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: 33.1%
• Equity multiple: 2.40×
• Total profit: $21,505
• Equity at exit: $8,201

10-year hold

• IRR: 40.1%
• Equity multiple: 4.76×
• Total profit: $57,889
• Equity at exit: $4,755

Cash invested: $15,400 (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 38901

• Home prices YoY: -27.9%
• Active inventory: 128
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $478

Break-even live

Break-even rent $446

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $509	-5% $493	+0% $478	+5% $462	+10% $446
Rent	-10% $395	-5% $436	+0% $478	+5% $519	+10% $561
Rate	-1.0pp $505	-0.5pp $492	base $478	+0.5pp $463	+1.0pp $449

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $55,000 Active 75 DOM
2. 2026-06-18
   days on market $55,000 Active 73 DOM
3. 2026-06-17
   days on market $55,000 Active 72 DOM
4. 2026-06-16
   days on market $55,000 Active 71 DOM
5. 2026-06-15
   days on market $55,000 Active 70 DOM
6. 2026-06-13
   days on market $55,000 Active 68 DOM
7. 2026-06-12
   days on market $55,000 Active 67 DOM
8. 2026-06-09
   days on market $55,000 Active 64 DOM
9. 2026-06-08
   days on market $55,000 Active 63 DOM
10. 2026-06-07
    days on market $55,000 Active 62 DOM
11. 2026-06-04
    days on market $55,000 Active 58 DOM
12. 2026-06-02
    days on market $55,000 Active 57 DOM
13. 2026-06-01
    days on market $55,000 Active 56 DOM
14. 2026-05-31
    days on market $55,000 Active 55 DOM
15. 2026-05-15
    price $55,000 490-char remark

    Show marketing remark (490 chars)

    Welcome to your slice of city living at 1059 Fox Road! Nestled in the heart of Grenada, just behind Walls department store, this property offers the convenience and the opportunity to make it your own. Located just minutes from Grenada's local shops, restaurants, and the renowned Grenada Lake--known for world-class fishing and outdoor recreation--you'll enjoy the easy access to everything you need. 1059 Fox Road is full of opportunity and charm. GREAT INVESTOR OPPORTUNITY !!!

16. 2026-04-03
    listed $65,000 Active 490-char remark

    Show marketing remark (490 chars)

    Welcome to your slice of city living at 1059 Fox Road! Nestled in the heart of Grenada, just behind Walls department store, this property offers the convenience and the opportunity to make it your own. Located just minutes from Grenada's local shops, restaurants, and the renowned Grenada Lake--known for world-class fishing and outdoor recreation--you'll enjoy the easy access to everything you need. 1059 Fox Road is full of opportunity and charm. GREAT INVESTOR OPPORTUNITY !!!

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $491 · $41/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,605
• − Mortgage interest: −$3,081
• − Property taxes: −$491
• − Insurance: −$275
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,600
• Taxable income: $5,142
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $4,497/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: Grenada School District
• NCES district ID: 2801680
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $33,936
• Composite: 39.64/100
• National rank: #3917
• State rank: #19 of 130 in MS

Livability — Grenada

• Score: 67/100
• State rank: #83
• US rank: #10746

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: Grenada, MS
• City population: 17,887
• Population (ZIP): 17,887

Population outlook (Grenada County) Hauer SSP2

• Today (2025): 20,777 people
• By 2030: 20,169 · -2.9%
• By 2040: 18,782 · -9.6%
• By 2050: 17,415 · -16.2%
• By 2075: 14,218 · -31.6%
• By 2100: 11,114 · -46.5%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 2%
• Common ancestry: Italian 1% Slovak 1% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Grenada

• 2024 margin: R (+16.3) · D 41.6% · R 57.9%
• 2008→2024 swing: -5.6pp toward R · 2008: -10.7pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+12.3 2016: R+14.9 2012: R+6.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.82%
• Current HPI: 144.3743
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.4% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $55,000 MLSU
• 2026-04-03 Listed $65,000 MLSU

Property tax history

+9.2%/yr

Latest (2025): $491 · +13.5% YoY. Source: county tax records.