106 Beatrice St · Greenwood, MS 38930

$62,000

2 bd · 1.0 ba · 1,064 sqft · Other public records · 44 Days on market

Built 1920 9,583 sqft lot $58/sqft · 18% below area Est $76k · 18% under ↓ 11% since listing

---

Why this score? — see what drove the C+ 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +6.3/10.0
• 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

This cute craftsman style home is just perfect for a small family. .. nice open areas, inviting front porch, large yard, great location in North Greenwood. Don't miss your chance to see this one!

Key facts

• Inviting front porch
• Large yard
• Craftsman style

Tags

• CRAFTSMAN STYLE
• INVITING FRONT PORCH
• LARGE YARD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One level
• Construction: Wood siding and plaster exterior; Asphalt shingle roof; Conventional foundation; Built around (year per assessor)
• Exterior features: City lot; Lot dimensions about 75 x 125; General residential zoning

Interior

• Kitchen: Electric range
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Built-in features; High ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $82 ($979/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $429 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1920 — 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 $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (median comp): $75,559
• List price: $62,000
• Delta: -17.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-4,812
• Equity at exit: $9,244

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $2,653
• Equity at exit: $5,361

Cash invested: $17,360 (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: 100
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $82

Break-even live

Break-even rent $597

Max offer price $62,000

Occupancy floor 83%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Martin St Greenwood, MS	2.0	1.0	950	$700	$0.74	44d	1	0.12mi

Listing history 20 events

1. 2026-06-18
   days on market $62,000 Active 44 DOM
2. 2026-06-17
   days on market $62,000 Active 43 DOM
3. 2026-06-16
   days on market $62,000 Active 42 DOM
4. 2026-06-15
   days on market $62,000 Active 41 DOM
5. 2026-06-13
   days on market $62,000 Active 39 DOM
6. 2026-06-12
   days on market $62,000 Active 38 DOM
7. 2026-06-09
   days on market $62,000 Active 35 DOM
8. 2026-06-08
   days on market $62,000 Active 34 DOM
9. 2026-06-07
   days on market $62,000 Active 33 DOM
10. 2026-06-04
    days on market $62,000 Active 29 DOM
11. 2026-06-02
    days on market $62,000 Active 28 DOM
12. 2026-06-01
    days on market $62,000 Active 27 DOM
13. 2026-05-31
    days on market $62,000 Active 26 DOM
14. 2026-05-05
    listed $62,000 Active 195-char remark
15. 2025-12-11
    status Active
16. 2025-11-06
    status Pending
17. 2025-11-06
    historical
18. 2025-05-16
    price $65,000
19. 2024-06-25
    listed $69,500 Active
20. 1993-08-06
    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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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 ≥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: $8,400
• − Mortgage interest: −$3,473
• − Property taxes: −$1,445
• − Insurance: −$310
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$1,804
• Taxable income: $24
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $973/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

-10.8% since first listed

7 events — show timeline

• 2026-05-05 Listed $62,000 MLSU
• 2025-12-11 Relisted — MLSU
• 2025-11-06 Pending — MLSU
• 2025-11-06 Listing Removed — MLSU
• 2025-05-16 Price Changed $65,000 MLSU
• 2024-06-25 Listed $69,500 MLSU
• 1993-08-06 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,445 · +20.4% YoY. Source: county tax records.