None · Greenwood, MS 38930

$60,000

2 bd · 1.0 ba · 1,191 sqft · SingleFamily public records · 657 Days on market

Built 1940 9,088 sqft lot $50/sqft · 30% below area Est $86k · 30% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.7/10.0
• 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 MLS

Spacious 3 bedroom 1 bath home that is very affordable! With some TLC this home could be amazing!

Key facts

• Affordable home
• Spacious home
• 9,088 sq ft lot

Tags

• SPACIOUS HOME
• AFFORDABLE HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $54 ($652/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($700 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 $415 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 657 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 657 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 1940 — 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: 1.17% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 7.1

CMA / ARV

• ARV (median comp): $86,311
• List price: $60,000
• Delta: -30.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 W Harding Ave	0.22mi	2/1.0	1,177 (-1%)	11mo	$62,000	$53	79
507 W Jefferson Ave	0.26mi	2/1.0	1,225 (+3%)	10mo	$55,000	$45	75
410 Cherokee Rd	0.10mi	3/1.0 (+1)	1,164 (-2%)	17mo	$87,500	$75	72
108 Virginia St	0.51mi	2/1.0	1,244 (+4%)	5mo	$85,000	$68	65
604 W West President Ave	0.30mi	2/1.0	1,141 (-4%)	23mo	$74,000	$65	60
1201-7 Strong Ave	0.73mi	2/1.0	1,260 (+6%)	6mo	$35,000	$28	51
1108 W President Ave	0.40mi	3/1.0 (+1)	1,305 (+10%)	11mo	$120,000	$92	51
211 Greenfield Dr	0.34mi	2/2.0	1,318 (+11%)	19mo	$99,900	$76	47

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-6,198
• Equity at exit: $8,946

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-686
• Equity at exit: $5,188

Cash invested: $16,800 (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: 100
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $54

Break-even live

Break-even rent $631

Max offer price $60,000

Occupancy floor 87%

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: $15,000
• Closing costs: $1,800
• 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	0.50mi

Listing history 15 events

1. 2026-06-18
   days on market $60,000 Active 657 DOM
2. 2026-06-17
   days on market $60,000 Active 656 DOM
3. 2026-06-16
   days on market $60,000 Active 655 DOM
4. 2026-06-15
   days on market $60,000 Active 654 DOM
5. 2026-06-13
   days on market $60,000 Active 652 DOM
6. 2026-06-12
   days on market $60,000 Active 651 DOM
7. 2026-06-09
   days on market $60,000 Active 648 DOM
8. 2026-06-08
   days on market $60,000 Active 647 DOM
9. 2026-06-07
   days on market $60,000 Active 646 DOM
10. 2026-06-04
    days on market $60,000 Active 642 DOM
11. 2026-06-02
    days on market $60,000 Active 641 DOM
12. 2026-06-01
    days on market $60,000 Active 640 DOM
13. 2026-05-31
    days on market $60,000 Active 639 DOM
14. 2024-08-29
    listed $60,000 Active 98-char remark

    Show marketing remark (98 chars)

    Spacious 3 bedroom 1 bath home that is very affordable! With some TLC this home could be amazing!

15. 1978-09-18
    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: $1,908 · $159/mo
• Projected year-2 tax: $1,908 · $159/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 6/10 Major FEMA zone X · 70% 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: −$3,361
• − Property taxes: −$1,908
• − Insurance: −$300
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$1,745
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $714/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

2 events — show timeline

• 2024-08-29 Listed $60,000 GBOR
• 1978-09-18 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,908 · +138.7% YoY. Source: county tax records.