547 N Delta St · Greenville, MS 38703

$55,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 1 Days on market

Built 1970 8,712 sqft lot Est $52k · 6% over ↓ 21% 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
• Appreciation +5.6/10.0
• ARV discount +4.7/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

This 3-bedroom, 1-bath home offers approximately 925 sq ft of living space and plenty of potential. Whether you're looking to expand your investment portfolio, create a rental property, or purchase your first home, this property is a great opportunity. Features include a functional floor plan, spacious yard, and room for updates to make it your own. Don't miss your chance to add value and make the property shine!

Key facts

• Spacious yard
• 8,712 sq ft lot
• 2 parking spots

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS YARD

Property features AI

Finance

• Other: Living area reported as 925 (per public records); Lot approximately 0.2 acres (about 95.3 x 100)
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Attached carport; 2 total parking spaces (1 carport space)
• Security: Security details not specified
• Utilities: Public sewer; Community/public water; Electricity connected; Natural gas connected; Water connected
• Home design: Single-family house; One story
• Construction: Wood siding; Composition roof; Slab foundation; Built year not specified
• Exterior features: Corner lot; Fenced yard; Front yard

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall furnace; Wall/window cooling units
• Interior features: One-level layout
• Laundry & utility: Laundry details not specified

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 $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($924 rent vs $55k).
• Cap rate 14.6% vs local median 4.5% in Greenville — 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 57/100 on livability (#284 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Greenville Public Schools (town): math 4% / reading 11% proficiency, ranked #126 of 130 in MS (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 10 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $621 appreciation (1.1% local appreciation)).
• Washington County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 34% 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 $55,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.68% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.69%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $51,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 Shannon St	0.51mi	3/1.0	1,050 (+14%)	4mo	$65,000	$62	50
428 Saint John Street St	0.63mi	3/1.0	1,010 (+9%)	9mo	$30,000	$30	48
729 Kerry St	0.54mi	3/1.0	1,053 (+14%)	10mo	$59,000	$56	43

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

Projected returns pro-forma

1.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.66×
• Total profit: $25,636
• Equity at exit: $19,144

10-year hold

• IRR: 34.5%
• Equity multiple: 5.18×
• Total profit: $64,306
• Equity at exit: $25,728

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 38703

• Home prices YoY: 1.8%
• Active inventory: 19
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $381

Break-even live

Break-even rent $441

Max offer price $55,000

Occupancy floor 54%

Sensitivity live

Price	-10% $412	-5% $397	+0% $381	+5% $365	+10% $350
Rent	-10% $308	-5% $345	+0% $381	+5% $417	+10% $454
Rate	-1.0pp $409	-0.5pp $395	base $381	+0.5pp $367	+1.0pp $352

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Fairview Ave Unit 7 Greenville, MS	2.0	1.0	950	$799	$0.84	44d	1	1.11mi
456 Stone St Greenville, MS	3.0	1.5	1000	$1,000	$1.00	44d	1	1.29mi
440 Stone St Greenville, MS	3.0	1.5	1000	$1,000	$1.00	44d	1	1.29mi

Listing history 2 events

1. 2026-06-03
   remarks 416-char remark
2. 2026-06-03
   listed $55,000 Active 1 DOM

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $449 · $37/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 34% 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: $11,085
• − Mortgage interest: −$3,081
• − Property taxes: −$449
• − Insurance: −$275
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$1,600
• Taxable income: $3,907
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $3,635/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: Greenville Public Schools
• NCES district ID: 2801620
• Math proficiency: 4% ▼ -20.00%
• Reading proficiency: 11% ▼ -12.00%
• Median HH income: $26,432
• Composite: 5.27/100
• National rank: #10035
• State rank: #126 of 130 in MS

Livability — Greenville

• Score: 57/100
• State rank: #284
• US rank: #21778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, MS
• Population (ZIP): 11,243

Population outlook (Washington County) Hauer SSP2

• Today (2025): 41,424 people
• By 2030: 38,061 · -8.1%
• By 2040: 31,752 · -23.3%
• By 2050: 26,394 · -36.3%
• By 2075: 17,180 · -58.5%
• By 2100: 12,936 · -68.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 17% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+35.0) · D 67.0% · R 32.0% · Other 1.1%
• 2008→2024 swing: +0.2pp no change · 2008: 34.7pp · 2024: 35.0pp
• All cycles: 2024: D+35.0 2020: D+40.0 2016: D+36.4 2012: D+42.7 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.13%
• Current HPI: 64.0754
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-21.4% since first listed

5 events — show timeline

• 2026-06-01 Listed $55,000 MLSU
• 2025-07-23 Relisted — Greenville Area MLS
• 2025-03-17 Relisted — Greenville Area MLS
• 2025-03-17 Price Changed $49,900 Greenville Area MLS
• 2024-12-14 Listed $70,000 Greenville Area MLS

Property tax history

+1.1%/yr

Latest (2025): $449 · +3.6% YoY. Source: county tax records.