210 Avenue H · Greenwood, MS 38930

$35,000

2 bd · 1.0 ba · 1,885 sqft · SingleFamily public records · 158 Days on market

Built 1975 6,970 sqft lot $19/sqft · 11% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Vacant 2BR/1B and 2/BR/1 B occupied Ranch sold AS-IS with Tenant and a strong rental potential. Previously rented with stable history and ready for immediate leasing or value-add improvements. Ideal buy-and-hold opportunity for local investors. Contact for pricing and projected rent details.

Key facts

• 6,970 sq ft lot
• Built 1975
• Listed 157 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.6% vs local median 4.9% in Greenwood — 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 71/100 on livability (#31 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Market conditions: 101 active listings in the ZIP; 9 units permitted in Leflore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Leflore County population projected at -29% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1975 — 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: 3.03% ✓
• Cap rate: 25.60%
• Cash-on-cash: 68.94%
• DSCR: 4.07
• GRM: 2.7

CMA / ARV

• ARV (median comp): $10,490
• List price: $35,000
• Delta: 233.67%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 68.4%
• Equity multiple: 4.08×
• Total profit: $30,226
• Equity at exit: $5,219

10-year hold

• IRR: 72.6%
• Equity multiple: 8.41×
• Total profit: $72,645
• Equity at exit: $3,026

Cash invested: $9,800 (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: 101
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $563

Break-even live

Break-even rent $348

Max offer price $35,000

Occupancy floor 42%

Sensitivity live

Price	-10% $583	-5% $573	+0% $563	+5% $553	+10% $543
Rent	-10% $479	-5% $521	+0% $563	+5% $605	+10% $647
Rate	-1.0pp $581	-0.5pp $572	base $563	+0.5pp $554	+1.0pp $545

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $35,000 Active 158 DOM
2. 2026-06-18
   days on market $35,000 Active 156 DOM
3. 2026-06-17
   days on market $35,000 Active 155 DOM
4. 2026-06-16
   days on market $35,000 Active 154 DOM
5. 2026-06-15
   days on market $35,000 Active 153 DOM
6. 2026-06-13
   days on market $35,000 Active 151 DOM
7. 2026-06-12
   days on market $35,000 Active 150 DOM
8. 2026-06-09
   days on market $35,000 Active 147 DOM
9. 2026-06-08
   days on market $35,000 Active 146 DOM
10. 2026-06-07
    days on market $35,000 Active 145 DOM
11. 2026-06-04
    days on market $35,000 Active 141 DOM
12. 2026-06-02
    days on market $35,000 Active 140 DOM
13. 2026-06-01
    days on market $35,000 Active 139 DOM
14. 2026-05-31
    days on market $35,000 Active 138 DOM
15. 2026-04-14
    historical
16. 2026-04-13
    status Active

    Show marketing remark (310 chars)

    Investor Special! Vacant 2BR/1B and 2/BR/1 B occupied Ranch sold AS-IS with Tenant and a strong rental potential. Previously rented with stable history and ready for immediate leasing or value-add improvements. Ideal buy-and-hold opportunity for local investors. Contact for pricing and projected rent details.

17. 2026-04-13
    status Active 310-char remark

    Show marketing remark (310 chars)

    Investor Special! Vacant 2BR/1B and 2/BR/1 B occupied Ranch sold AS-IS with Tenant and a strong rental potential. Previously rented with stable history and ready for immediate leasing or value-add improvements. Ideal buy-and-hold opportunity for local investors. Contact for pricing and projected rent details.

18. 2026-04-10
    historical
19. 2026-03-13
    price $35,000 310-char remark

    Show marketing remark (310 chars)

    Investor Special! Vacant 2BR/1B and 2/BR/1 B occupied Ranch sold AS-IS with Tenant and a strong rental potential. Previously rented with stable history and ready for immediate leasing or value-add improvements. Ideal buy-and-hold opportunity for local investors. Contact for pricing and projected rent details.

20. 2026-03-04
    price $39,000 310-char remark

    Show marketing remark (310 chars)

    Investor Special! Vacant 2BR/1B and 2/BR/1 B occupied Ranch sold AS-IS with Tenant and a strong rental potential. Previously rented with stable history and ready for immediate leasing or value-add improvements. Ideal buy-and-hold opportunity for local investors. Contact for pricing and projected rent details.

21. 2026-03-04
    price $25,000

    Show marketing remark (310 chars)

    Investor Special! Vacant 2BR/1B and 2/BR/1 B occupied Ranch sold AS-IS with Tenant and a strong rental potential. Previously rented with stable history and ready for immediate leasing or value-add improvements. Ideal buy-and-hold opportunity for local investors. Contact for pricing and projected rent details.

22. 2026-03-04
    price $25,000

    Show marketing remark (310 chars)

    Investor Special! Vacant 2BR/1B and 2/BR/1 B occupied Ranch sold AS-IS with Tenant and a strong rental potential. Previously rented with stable history and ready for immediate leasing or value-add improvements. Ideal buy-and-hold opportunity for local investors. Contact for pricing and projected rent details.

23. 2026-01-13
    listed $28,000 Active

    Show marketing remark (310 chars)

    Investor Special! Vacant 2BR/1B and 2/BR/1 B occupied Ranch sold AS-IS with Tenant and a strong rental potential. Previously rented with stable history and ready for immediate leasing or value-add improvements. Ideal buy-and-hold opportunity for local investors. Contact for pricing and projected rent details.

24. 2026-01-13
    listed $42,000 Active 310-char remark

    Show marketing remark (310 chars)

    Investor Special! Vacant 2BR/1B and 2/BR/1 B occupied Ranch sold AS-IS with Tenant and a strong rental potential. Previously rented with stable history and ready for immediate leasing or value-add improvements. Ideal buy-and-hold opportunity for local investors. Contact for pricing and projected rent details.

25. 2026-01-10
    listed $28,000 Active
26. 1969-10-01
    soldstatus

ⓘ 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: $926 · $77/mo
• Projected year-2 tax: $926 · $77/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

• 🌡 Heat 7/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,734
• − Mortgage interest: −$1,961
• − Property taxes: −$926
• − Insurance: −$175
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$1,018
• Taxable income: $6,617
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $5,168/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)

No district data.

Livability — Greenwood

• Score: 71/100
• State rank: #31
• US rank: #6625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, MS
• Population (ZIP): 23,326

Population outlook (Leflore County) Hauer SSP2

• Today (2025): 27,008 people
• By 2030: 25,362 · -6.1%
• By 2040: 22,049 · -18.4%
• By 2050: 19,188 · -29.0%
• By 2075: 13,543 · -49.9%
• By 2100: 8,913 · -67.0%

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 · Leflore

• 2024 margin: Solid D (+38.5) · D 68.7% · R 30.3%
• 2008→2024 swing: +1.7pp toward D · 2008: 36.8pp · 2024: 38.5pp
• All cycles: 2024: D+38.5 2020: D+41.5 2016: D+41.0 2012: D+45.8 2008: D+36.8

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

+25.0% since first listed

12 events — show timeline

• 2026-04-14 Listing Removed — MLSU
• 2026-04-13 Relisted — MLSU
• 2026-04-13 Relisted — NCMBR
• 2026-04-10 Listing Removed — MLSU
• 2026-03-13 Price Changed $35,000 NCMBR
• 2026-03-04 Price Changed $39,000 NCMBR
• 2026-03-04 Price Changed $25,000 NCMBR
• 2026-03-04 Price Changed $25,000 MLSU
• 2026-01-13 Listed $28,000 NCMBR
• 2026-01-13 Listed $42,000 NCMBR
• 2026-01-10 Listed $28,000 MLSU
• 1969-10-01 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2017): $926 · +9.1% YoY. Source: county tax records.