None · Grenada, MS 38930

$145,000

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 97 Days on market

Built 1967 7,920 sqft lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't let this opportunity slip away! This 3-bedroom, 1.5-bathroom house features a spacious kitchen with stone countertops, a large backyard with a metal shed, and a covered patio. Conveniently located near everything Grenada has to offer, call now to schedule a private tour.

Key facts

• 7,920 sq ft lot
• Built 1967
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-15 ($-178/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (25.8% below list).
• Recommended offer: $108k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% 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+, amenities F, commute 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.
• Zoned schools: Grenada Elementary School (math 59% / reading 50%, grade C, #43 of 375 statewide, top 12%, 1,967 students, 100% FRL); Grenada Middle School (math 48% / reading 36%, grade D-, #49 of 179 statewide, top 29%, 834 students, 100% FRL); Grenada High (math 51% / reading 42%, grade D-, #32 of 197 statewide, top 16%, 1,063 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 102 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $145k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $107,585 (25.8% 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. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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. 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: 0.74% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $51,858
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Thomas St	0.52mi	2/1.0 (-1)	1,114 (-8%)	16mo	$45,000	$40	45
354 Walthall St	0.65mi	3/2.0	1,362 (+13%)	2mo	$59,000	$43	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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-24,507
• Equity at exit: $21,620

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-22,832
• Equity at exit: $12,537

Cash invested: $40,600 (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 38930

• Home prices YoY: -18.6%
• Active inventory: 102
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-15

Break-even live

Break-even rent $1,095

Max offer price $142,384

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $26	+0% $-15	+5% $-56	+10% $-97
Rent	-10% $-100	-5% $-57	+0% $-15	+5% $28	+10% $70
Rate	-1.0pp $58	-0.5pp $22	base $-15	+0.5pp $-52	+1.0pp $-91

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2024-08-28
   status Pending
2. 2024-08-13
   status Active
3. 2024-08-13
   price $145,000
4. 2024-07-23
   status Pending
5. 2024-06-25
   price $149,000
6. 2024-06-07
   price $152,000
7. 2024-05-27
   price $159,000
8. 2024-04-30
   listed $162,000 Active
9. 2013-08-21
   soldstatus $65,500
10. 2007-03-21
    soldstatus $65,500

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$618/yr (+$52/mo · 117.3%)

ⓘ 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 3/10 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: $12,910
• − Mortgage interest: −$8,122
• − Property taxes: −$527
• − Insurance: −$725
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$4,218
• Taxable loss: −$2,748
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $482/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): 23,326

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

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 25% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -34.32%
• Current HPI: 150.2668
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+121.4% since first listed

10 events — show timeline

• 2024-08-28 Pending — GBOR
• 2024-08-13 Relisted — GBOR
• 2024-08-13 Price Changed $145,000 GBOR
• 2024-07-23 Pending — GBOR
• 2024-06-25 Price Changed $149,000 GBOR
• 2024-06-07 Price Changed $152,000 GBOR
• 2024-05-27 Price Changed $159,000 GBOR
• 2024-04-30 Listed $162,000 GBOR
• 2013-08-21 Sold (Public Records) $65,500 Public Records
• 2007-03-21 Sold (Public Records) $65,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $527 · +9.0% YoY. Source: county tax records.