3592 S Green St · Tupelo, MS 38801

$105,500

4 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 53 Days on market

Built 1968 0.80 ac lot $77/sqft · 26% below area Est $143k · 26% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +4.3/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors! This spacious 4-bedroom, 2 bathroom is available for sale AS IS, presenting a fantastic opportunity for renovation and significant potential. This property will be great to generate substantial rental income or appreciate in value after renovations. situated on approximately 0.80 acres, this property offers a beautiful setting with endless possibilities. With some effort and vision, it can be transformed into a dream home. Additional amenities include 2 outdoor storage area. Agents see private remarks!

Key facts

• Outdoor storage area
• 0.8 acre lot
• Built 1968

Tags

• POTENTIAL FOR RENOVATION
• SUBSTANTIAL RENTAL INCOME
• OUTDOOR STORAGE AREA

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Traditional style; 1 story
• Construction: Brick construction
• Exterior features: Shed(s); Lot dimensions approximately 133 x 265; Approximately 0.8-acre lot

Interior

• Flooring: Hardwood flooring; Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric central heating
• Interior features: Electric water heater; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#26 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools C-, amenities D+, employment D+.
• Tupelo Public School District (town): math 46% / reading 42% proficiency, ranked #28 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.3%/yr); 235 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Lee County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $729 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lee County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,335 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1968 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.43% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 5.8

CMA / ARV

• ARV (median comp): $142,661
• List price: $105,500
• Delta: -26.05%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Terry Rd	0.15mi	3/2.0 (-1)	1,444 (+5%)	24mo	$94,900	$66	60

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 · 7.3% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.59×
• Total profit: $17,522
• Equity at exit: $15,730

10-year hold

• IRR: 26.0%
• Equity multiple: 3.77×
• Total profit: $81,734
• Equity at exit: $9,122

Cash invested: $29,540 (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 38801

• Home prices YoY: -20.7%
• Rents YoY: 7.3%
• Active inventory: 235
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$553
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $436

Break-even live

Break-even rent $958

Max offer price $105,500

Occupancy floor 66%

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: $26,375
• Closing costs: $3,165
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Ronda St Tupelo, MS	3.0	2.0	1130	$1,250	$1.11	43d	1	0.81mi

Listing history 20 events

1. 2026-06-19
   days on market $105,500 Active 53 DOM
2. 2026-06-18
   days on market $105,500 Active 52 DOM
3. 2026-06-17
   days on market $105,500 Active 51 DOM
4. 2026-06-16
   days on market $105,500 Active 50 DOM
5. 2026-06-15
   days on market $105,500 Active 49 DOM
6. 2026-06-14
   days on market $105,500 Active 47 DOM
7. 2026-06-12
   pricedays on market $105,500 Active 46 DOM
8. 2026-06-09
   days on market $118,500 Active 43 DOM
9. 2026-06-08
   days on market $118,500 Active 42 DOM
10. 2026-06-07
    days on market $118,500 Active 41 DOM
11. 2026-06-05
    days on market $118,500 Active 38 DOM
12. 2026-06-03
    days on market $118,500 Active 37 DOM
13. 2026-06-02
    days on market $118,500 Active 36 DOM
14. 2026-06-01
    remarks 529-char remark
15. 2026-06-01
    days on market $118,500 Active 35 DOM
16. 2026-05-31
    days on market $118,500 Active 34 DOM
17. 2026-05-30
    days on market $118,500 Active 33 DOM
18. 2026-04-27
    listed $118,500 Active 527-char remark
19. 2021-04-20
    soldstatus $79,000
20. 2020-10-08
    soldstatus $79,000

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $1,918 · $160/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 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,121
• − Mortgage interest: −$5,910
• − Property taxes: −$1,918
• − Insurance: −$528
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$3,069
• Taxable income: $3,797
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $4,319/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: Tupelo Public School District
• NCES district ID: 2804320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $44,002
• Composite: 37.26/100
• National rank: #4456
• State rank: #28 of 130 in MS

Livability — Tupelo

• Score: 72/100
• State rank: #26
• US rank: #6369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupelo, MS
• County: Lee County · 52,445 people
• City population: 46,551
• Metro: Tupelo, MS
• Population (ZIP): 29,858
• Household income: $62,946
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 890.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 90,253 people
• By 2030: 92,125 · +2.1%
• By 2040: 94,914 · +5.2%
• By 2050: 95,841 · +6.2%
• By 2075: 94,189 · +4.4%
• By 2100: 83,736 · -7.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 45% White 44% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+38.8) · D 30.0% · R 68.9% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -30.5pp · 2024: -38.8pp
• All cycles: 2024: R+38.8 2020: R+32.5 2016: R+37.7 2012: R+29.0 2008: R+30.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.12%
• Current HPI: 173.1355
• Rent YoY: ▲ 7.30%
• Metro: Tupelo, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+33.5% since first listed

4 events — show timeline

• 2026-06-10 Price Changed $105,500 NEMSBD
• 2026-04-27 Listed $118,500 NEMSBD
• 2021-04-20 Sold (Public Records) $79,000 Public Records
• 2020-10-08 Sold (Public Records) $79,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,918 · +1.5% YoY. Source: county tax records.