1135 S Mound St · Grenada, MS 38901

$16,500

3 bd · 1.0 ba · 989 sqft · SingleFamily public records · 152 Days on market

Built 1950 6,534 sqft lot $17/sqft · 67% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS 3 BEDROOM 1 BATH PROPERTY IN NEED OF A NEW OWNER. SOME TLC WOULD DO WONDERS FOR THIS PROPERTY. SITS ON LARGE LOT AND HAS PLENTY POTENTIAL. THIS IS GREAT CHOISE FOR ANY INVESTOR LOOKING TO ADD TO THEIR REAL ESTATE PORTFOLIO.

Key facts

• 6,534 sq ft lot
• Built 1950
• Listed 151 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.
• Cap rate 54.4% vs local median 4.5% in Grenada — 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 67/100 on livability (#83 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D+, schools D, amenities F.
• Grenada School District (town): math 53% / reading 43% proficiency, ranked #19 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 1 units permitted in Grenada County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $114 of loan paydown is wiped out by about $495 of value loss. Plan a longer hold.
• Grenada County population projected at -16% 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $2k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1950 — 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. 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?
8. 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.
9. 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.
10. 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: 6.11% ✓
• Cap rate: 54.42%
• Cash-on-cash: 171.89%
• DSCR: 8.65
• GRM: 1.4

CMA / ARV

• ARV (median comp): $49,900
• List price: $16,500
• Delta: -66.93%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Spain Dr	0.32mi	3/1.0	1,023 (+3%)	5mo	$49,900	$49	75
768 Becky St	0.40mi	4/2.5 (+1)	1,118 (+13%)	1mo	$50,000	$45	47
91 Thomas St	0.46mi	2/1.0 (-1)	1,114 (+13%)	16mo	$45,000	$40	39

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: —
• Equity multiple: 9.55×
• Total profit: $39,504
• Equity at exit: $2,460

10-year hold

• IRR: —
• Equity multiple: 20.22×
• Total profit: $88,786
• Equity at exit: $1,427

Cash invested: $4,620 (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 38901

• Home prices YoY: -27.9%
• Active inventory: 128
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$87
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $662

Break-even live

Break-even rent $170

Max offer price $16,500

Occupancy floor 29%

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: $4,125
• Closing costs: $495
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $16,500 Active 152 DOM
2. 2026-06-17
   days on market $16,500 Active 151 DOM
3. 2026-06-16
   days on market $16,500 Active 150 DOM
4. 2026-06-15
   days on market $16,500 Active 149 DOM
5. 2026-06-13
   days on market $16,500 Active 147 DOM
6. 2026-06-12
   days on market $16,500 Active 146 DOM
7. 2026-06-09
   days on market $16,500 Active 143 DOM
8. 2026-06-08
   days on market $16,500 Active 142 DOM
9. 2026-06-07
   days on market $16,500 Active 141 DOM
10. 2026-06-04
    days on market $16,500 Active 137 DOM
11. 2026-06-02
    days on market $16,500 Active 136 DOM
12. 2026-06-01
    days on market $16,500 Active 135 DOM
13. 2026-05-31
    days on market $16,500 Active 134 DOM
14. 2026-03-18
    price $16,500 231-char remark

    Show marketing remark (231 chars)

    THIS IS 3 BEDROOM 1 BATH PROPERTY IN NEED OF A NEW OWNER. SOME TLC WOULD DO WONDERS FOR THIS PROPERTY. SITS ON LARGE LOT AND HAS PLENTY POTENTIAL. THIS IS GREAT CHOISE FOR ANY INVESTOR LOOKING TO ADD TO THEIR REAL ESTATE PORTFOLIO.

15. 2026-01-16
    listed $18,500 Active 231-char remark

    Show marketing remark (231 chars)

    THIS IS 3 BEDROOM 1 BATH PROPERTY IN NEED OF A NEW OWNER. SOME TLC WOULD DO WONDERS FOR THIS PROPERTY. SITS ON LARGE LOT AND HAS PLENTY POTENTIAL. THIS IS GREAT CHOISE FOR ANY INVESTOR LOOKING TO ADD TO THEIR REAL ESTATE PORTFOLIO.

16. 2024-07-22
    soldstatus Closed 156-char remark

    Show marketing remark (156 chars)

    SFR frame house 3-bedroom 1 bath home with concrete driveway parking. Screen in porch located in Sun Garden Terrace on .15-acre Site sale only, no access.

17. 2024-06-28
    status Pending 156-char remark

    Show marketing remark (156 chars)

    SFR frame house 3-bedroom 1 bath home with concrete driveway parking. Screen in porch located in Sun Garden Terrace on .15-acre Site sale only, no access.

18. 2024-05-17
    listed $93,000 Active 156-char remark

    Show marketing remark (156 chars)

    SFR frame house 3-bedroom 1 bath home with concrete driveway parking. Screen in porch located in Sun Garden Terrace on .15-acre Site sale only, no access.

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $493 · $41/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $12,095
• − Mortgage interest: −$924
• − Property taxes: −$493
• − Insurance: −$82
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$480
• Taxable income: $8,180
• Est. tax owed @ 24.0%: −$1,963
• After-tax cash flow: $5,978/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: Grenada School District
• NCES district ID: 2801680
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $33,936
• Composite: 39.64/100
• National rank: #3917
• State rank: #19 of 130 in MS

Livability — Grenada

• Score: 67/100
• State rank: #83
• US rank: #10746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grenada, MS
• City population: 17,887
• Population (ZIP): 17,887

Population outlook (Grenada County) Hauer SSP2

• Today (2025): 20,777 people
• By 2030: 20,169 · -2.9%
• By 2040: 18,782 · -9.6%
• By 2050: 17,415 · -16.2%
• By 2075: 14,218 · -31.6%
• By 2100: 11,114 · -46.5%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: White 49% Black 48% Two or more races 2%
• Common ancestry: Italian 1% Slovak 1% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Grenada

• 2024 margin: R (+16.3) · D 41.6% · R 57.9%
• 2008→2024 swing: -5.6pp toward R · 2008: -10.7pp · 2024: -16.3pp
• All cycles: 2024: R+16.3 2020: R+12.3 2016: R+14.9 2012: R+6.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.82%
• Current HPI: 144.3743
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-82.3% since first listed

5 events — show timeline

• 2026-03-18 Price Changed $16,500 MLSU
• 2026-01-16 Listed $18,500 MLSU
• 2024-07-22 Sold (MLS) — MLSU
• 2024-06-28 Pending — MLSU
• 2024-05-17 Listed $93,000 MLSU

Property tax history

-0.3%/yr

Latest (2025): $493 · -14.6% YoY. Source: county tax records.