208 W Monroe Ave · Greenwood, MS 38930

$69,900

3 bd · 2.0 ba · 2,054 sqft · Other public records · 188 Days on market

Built 1948 0.32 ac lot ↓ 22% 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 +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

JUST REDUCED! Sold AS IS - Great opportunity to renovate and make it your own! This home sits on a desirable corner lot with a private backyard. Features include bold interior colors, a drop-down den area, and a one-car garage. With some TLC, this property has incredible potential and value for the right buyer or investor

Key facts

• Drop-down den area
• Private backyard
• Corner lot

Tags

• CORNER LOT
• PRIVATE BACKYARD
• DROP-DOWN DEN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 4.7% 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1948 — 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: 1.76% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.87%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.4%
• Equity multiple: 2.01×
• Total profit: $19,718
• Equity at exit: $10,422

10-year hold

• IRR: 32.3%
• Equity multiple: 3.92×
• Total profit: $57,196
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $487

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 55%

Sensitivity live

Price	-10% $535	-5% $511	+0% $487	+5% $463	+10% $439
Rent	-10% $390	-5% $439	+0% $487	+5% $536	+10% $584
Rate	-1.0pp $522	-0.5pp $505	base $487	+0.5pp $469	+1.0pp $451

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-15
   status Pending 324-char remark

   Show marketing remark (324 chars)

   JUST REDUCED! Sold AS IS - Great opportunity to renovate and make it your own! This home sits on a desirable corner lot with a private backyard. Features include bold interior colors, a drop-down den area, and a one-car garage. With some TLC, this property has incredible potential and value for the right buyer or investor

2. 2026-04-01
   status Active 324-char remark

   Show marketing remark (324 chars)

   JUST REDUCED! Sold AS IS - Great opportunity to renovate and make it your own! This home sits on a desirable corner lot with a private backyard. Features include bold interior colors, a drop-down den area, and a one-car garage. With some TLC, this property has incredible potential and value for the right buyer or investor

3. 2026-03-26
   historical 324-char remark

   Show marketing remark (324 chars)

   JUST REDUCED! Sold AS IS - Great opportunity to renovate and make it your own! This home sits on a desirable corner lot with a private backyard. Features include bold interior colors, a drop-down den area, and a one-car garage. With some TLC, this property has incredible potential and value for the right buyer or investor

4. 2026-03-07
   price $69,900 324-char remark

   Show marketing remark (324 chars)

   JUST REDUCED! Sold AS IS - Great opportunity to renovate and make it your own! This home sits on a desirable corner lot with a private backyard. Features include bold interior colors, a drop-down den area, and a one-car garage. With some TLC, this property has incredible potential and value for the right buyer or investor

5. 2026-02-01
   price $74,500 324-char remark

   Show marketing remark (324 chars)

   JUST REDUCED! Sold AS IS - Great opportunity to renovate and make it your own! This home sits on a desirable corner lot with a private backyard. Features include bold interior colors, a drop-down den area, and a one-car garage. With some TLC, this property has incredible potential and value for the right buyer or investor

6. 2026-01-09
   price $79,900 324-char remark

   Show marketing remark (324 chars)

   JUST REDUCED! Sold AS IS - Great opportunity to renovate and make it your own! This home sits on a desirable corner lot with a private backyard. Features include bold interior colors, a drop-down den area, and a one-car garage. With some TLC, this property has incredible potential and value for the right buyer or investor

7. 2025-12-12
   price $84,900 324-char remark

   Show marketing remark (324 chars)

   JUST REDUCED! Sold AS IS - Great opportunity to renovate and make it your own! This home sits on a desirable corner lot with a private backyard. Features include bold interior colors, a drop-down den area, and a one-car garage. With some TLC, this property has incredible potential and value for the right buyer or investor

8. 2025-10-31
   listed $89,900 Active 324-char remark

   Show marketing remark (324 chars)

   JUST REDUCED! Sold AS IS - Great opportunity to renovate and make it your own! This home sits on a desirable corner lot with a private backyard. Features include bold interior colors, a drop-down den area, and a one-car garage. With some TLC, this property has incredible potential and value for the right buyer or investor

9. 2000-10-20
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $14,737
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$2,033
• Taxable income: $5,032
• Est. tax owed @ 24.0%: −$1,208
• After-tax cash flow: $4,638/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

-22.2% since first listed

9 events — show timeline

• 2026-05-15 Pending — MLSU
• 2026-04-01 Relisted — MLSU
• 2026-03-26 Listing Removed — MLSU
• 2026-03-07 Price Changed $69,900 MLSU
• 2026-02-01 Price Changed $74,500 MLSU
• 2026-01-09 Price Changed $79,900 MLSU
• 2025-12-12 Price Changed $84,900 MLSU
• 2025-10-31 Listed $89,900 MLSU
• 2000-10-20 Sold (Public Records) — Public Records

Property tax history

+18.1%/yr

Latest (2025): $3,811 · +25.8% YoY. Source: county tax records.