None · Winona, MS 38967

$115,000

2 bd · 2.0 ba · 1,238 sqft · SingleFamily public records · 784 Days on market

Built 1971 10,140 sqft lot Est $93k · 24% 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 +14.5/30.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This is the perfect family home! It has 3 bedrooms and 2 bathrooms and has been completely remodeled. Enjoy being close to the school and the friendly neighborhood!

Key facts

• Close to school
• Completely remodeled
• 0.23 acre lot

Tags

• COMPLETELY REMODELED
• CLOSE TO SCHOOL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story residential home; Constructed with block and vinyl siding
• Construction: Block construction; Vinyl siding; Composition roof
• Exterior features: Composition roof; Lot approximately 52 x 195; Zoned for single-family

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: Total rooms: 5
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Gas water heater; Electric range; Refrigerator
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $26 ($312/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (9.9% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#61 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Market conditions: 40 active listings in the ZIP; 92 units permitted in Montgomery County in 2024 (82 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $5k appreciation (4.0% local appreciation)).
• Montgomery County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 784 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 784 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 1971 — 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 F-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. 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?
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: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $92,850
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Montgomery St	0.09mi	3/1.5 (+1)	1,310 (+6%)	12mo	$98,000	$75	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.68×
• Total profit: $21,813
• Equity at exit: $58,398

10-year hold

• IRR: 12.8%
• Equity multiple: 3.11×
• Total profit: $67,927
• Equity at exit: $95,589

Cash invested: $32,200 (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 38967

• Home prices YoY: 3.2%
• Active inventory: 40
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $26

Break-even live

Break-even rent $1,003

Max offer price $115,000

Occupancy floor 92%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $115,000 Active 784 DOM
2. 2026-06-17
   days on market $115,000 Active 783 DOM
3. 2026-06-16
   days on market $115,000 Active 782 DOM
4. 2026-06-15
   days on market $115,000 Active 781 DOM
5. 2026-06-13
   days on market $115,000 Active 779 DOM
6. 2026-06-12
   days on market $115,000 Active 778 DOM
7. 2026-06-09
   days on market $115,000 Active 775 DOM
8. 2026-06-08
   days on market $115,000 Active 774 DOM
9. 2026-06-07
   days on market $115,000 Active 773 DOM
10. 2026-06-07
    days on market $115,000 Active 772 DOM
11. 2026-06-04
    days on market $115,000 Active 769 DOM
12. 2026-06-02
    days on market $115,000 Active 768 DOM
13. 2026-06-01
    days on market $115,000 Active 767 DOM
14. 2026-05-31
    days on market $115,000 Active 766 DOM
15. 2024-10-16
    historical
16. 2024-07-20
    price $115,000
17. 2024-04-26
    price $125,000
18. 2024-04-25
    listed $115,000 Active
19. 2024-04-25
    listed $124,000 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: $1,699 · $142/mo
• Projected year-2 tax: $1,699 · $142/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 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: $12,434
• − Mortgage interest: −$6,442
• − Property taxes: −$1,699
• − Insurance: −$575
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,345
• Taxable loss: −$1,616
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $700/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 — Winona

• Score: 68/100
• State rank: #61
• US rank: #9387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winona, MS
• City population: 7,048
• Population (ZIP): 7,048

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 8,904 people
• By 2030: 8,221 · -7.7%
• By 2040: 6,907 · -22.4%
• By 2050: 5,780 · -35.1%
• By 2075: 3,902 · -56.2%
• By 2100: 2,975 · -66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 46%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong R (+20.8) · D 39.3% · R 60.1%
• 2008→2024 swing: -12.7pp toward R · 2008: -8.1pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+15.7 2016: R+13.4 2012: R+6.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.01%
• Current HPI: 129.6366
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

5 events — show timeline

• 2024-10-16 Listing Removed — MLSU
• 2024-07-20 Price Changed $115,000 GBOR
• 2024-04-26 Price Changed $125,000 GBOR
• 2024-04-25 Listed $124,000 GBOR
• 2024-04-25 Listed $115,000 MLSU

Property tax history

+13.5%/yr

Latest (2025): $1,699 · +56.3% YoY. Source: county tax records.