154 W 2nd St · Clarksdale, MS 38614

$73,000

4 bd · 3.0 ba · 1,828 sqft · Other public records · 17 Days on market

Built 1938 0.65 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Sold As-Is. Cash or renovation financing may be preferred. Located within walking distance of downtown Clarksdale, this property offers exceptional potential for an investor, renovator, or homeowner ready to add their personal touch. Featuring spacious rooms throughout, the home includes a large primary suite with an oversized walk-in closet and a private office or flex space. The property has sustained significant electrical wiring damage throughout much of the home, along with some ceiling and wall damage, and will require repairs. With vision and renovation, this property could be transformed into a beautiful primary residence, rental property, or investment opportunity. Conveniently located near downtown amenities, this is a chance to create value and bring new life to a property with great potential.

Key facts

• Large primary suite
• 0.65 acre lot
• 3 parking spots

Tags

• WALKING DISTANCE OF DOWNTOWN
• LARGE PRIMARY SUITE
• OVERSIZED WALK-IN CLOSET
• PRIVATE OFFICE OR FLEX SPACE

Property features AI

Exterior

• Parking: Driveway (concrete); 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family house; Two levels; Fixer condition
• Construction: Siding exterior; Architectural shingle roof; Combination foundation; Built (year source: assessor)
• Exterior features: Patio; Terrace; Private yard; Fenced backyard; Level lot

Interior

• Kitchen: Dishwasher; Double oven
• Flooring: Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Fireplace(s) for heat; Central air; Ceiling fan(s); Electric cooling
• Interior features: Bookcases; Cathedral ceilings; High ceilings; Storm door(s); Private entrance
• Laundry & utility: Laundry room on lower level; Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $73k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 6.2% in Clarksdale — 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 61/100 on livability (#188 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Clarksdale Municipal School District (town): math 7% / reading 12% proficiency, ranked #121 of 130 in MS (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 26 units permitted in Coahoma County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($505 loan paydown + $3k appreciation (3.7% local appreciation)).
• Coahoma County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.78% ✓
• Cap rate: 16.07%
• Cash-on-cash: 34.91%
• DSCR: 2.55
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.7%
• Equity multiple: 3.42×
• Total profit: $49,500
• Equity at exit: $35,869

10-year hold

• IRR: 40.9%
• Equity multiple: 6.86×
• Total profit: $119,683
• Equity at exit: $57,774

Cash invested: $20,440 (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 38614

• Home prices YoY: 3.1%
• Active inventory: 53
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$16 /mo · $197/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $595

Break-even live

Break-even rent $544

Max offer price $73,000

Occupancy floor 49%

Sensitivity live

Price	-10% $636	-5% $615	+0% $595	+5% $574	+10% $553
Rent	-10% $492	-5% $543	+0% $595	+5% $646	+10% $697
Rate	-1.0pp $631	-0.5pp $613	base $595	+0.5pp $576	+1.0pp $556

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $73,000 Active 17 DOM
2. 2026-06-18
   days on market $73,000 Active 15 DOM
3. 2026-06-17
   days on market $73,000 Active 14 DOM
4. 2026-06-16
   days on market $73,000 Active 13 DOM
5. 2026-06-15
   days on market $73,000 Active 12 DOM
6. 2026-06-13
   days on market $73,000 Active 10 DOM
7. 2026-06-12
   days on market $73,000 Active 9 DOM
8. 2026-06-09
   days on market $73,000 Active 6 DOM
9. 2026-06-08
   days on market $73,000 Active 5 DOM
10. 2026-06-07
    days on market $73,000 Active 4 DOM
11. 2026-06-07
    days on market $73,000 Active 3 DOM
12. 2026-06-04
    remarks 699-char remark
13. 2026-06-04
    listed $73,000 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: $197 · $16/mo
• Projected year-2 tax: $577 · $48/mo
• Expected delta: +$380/yr (+$32/mo · 193.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $15,558
• − Mortgage interest: −$4,089
• − Property taxes: −$197
• − Insurance: −$365
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,124
• Taxable income: $6,294
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $5,625/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: Clarksdale Municipal School District
• NCES district ID: 2801050
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 12% ▼ -6.00%
• Median HH income: $27,495
• Composite: 7.04/100
• National rank: #9969
• State rank: #121 of 130 in MS

Livability — Clarksdale

• Score: 61/100
• State rank: #188
• US rank: #17376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarksdale, MS
• Population (ZIP): 16,384

Population outlook (Coahoma County) Hauer SSP2

• Today (2025): 21,158 people
• By 2030: 19,442 · -8.1%
• By 2040: 16,248 · -23.2%
• By 2050: 13,486 · -36.3%
• By 2075: 8,777 · -58.5%
• By 2100: 6,568 · -69.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (77%)
• Race & ethnicity: Black 77% White 18% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Coahoma

• 2024 margin: Solid D (+39.8) · D 69.4% · R 29.6% · Other 1.1%
• 2008→2024 swing: -4.5pp toward R · 2008: 44.3pp · 2024: 39.8pp
• All cycles: 2024: D+39.8 2020: D+42.9 2016: D+44.4 2012: D+50.3 2008: D+44.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.73%
• Current HPI: 125.1302
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $73,000 NCMBR
• 2026-06-01 Listed $73,000 MLSU

Property tax history

-18.7%/yr

Latest (2025): $197 · +4.3% YoY. Source: county tax records.