18380 Highway 61 · Clarksdale, MS 38645

$150,000

3 bd · 3.0 ba · 1,393 sqft · SingleFamily public records · 23 Days on market

Built 2007 1.00 ac lot

---

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 +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Fannie Mae homepath property.Spacious home on 1 ac offers quiet country living! Split bedroom floor plan with kitchen open into Family Room. Attractive metal roof and on detached double carport also.First Time Buyers, complete the Homepath Ready Homeownership' course on homepath website. Attach certificate to offer and request up to 3% closing assistance. Check website for more details. Restrictions apply. SQFT from tax assessor.

Key facts

• Covered deck
• Above ground pool
• Wood pergola

Tags

• COVERED DECK
• AMBIENT LIGHTING
• WOOD PERGOLA
• MATURE SHADE TREES
• ABOVE GROUND POOL
• CONCRETE SLAB FOUNDATION

Property features AI

Finance

• Other: Approximately 1 acre lot (approx. 43,560 sq ft); Located at 18380 Highway 61, Lyon, MS 38645

Exterior

• Parking: Attached covered carport (1 space); Additional covered gravel carport
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Sewer to waste treatment plant; Electricity connected; Cable connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Lap siding with stone veneer; Metal roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch and additional porch areas; Deck; Private yard; Storage structure; Other exterior features noted in remarks

Interior

• Kitchen: Eat-in kitchen; Laminate countertops
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Double vanity; Eat-in kitchen; Laminate counters; Soaking tub; French doors; Double-pane windows; Tankless water heater
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 6.1% 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.
• Coahoma County School District (rural): math 16% / reading 18% proficiency, ranked #103 of 130 in MS (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 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 $6k of equity ($1k loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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

• 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.83% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.30%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.9%
• Equity multiple: 3.36×
• Total profit: $98,941
• Equity at exit: $67,446

10-year hold

• IRR: 41.8%
• Equity multiple: 6.69×
• Total profit: $238,792
• Equity at exit: $103,943

Cash invested: $42,000 (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 38645

• Active inventory: 3
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $1,270

Break-even live

Break-even rent $1,142

Max offer price $150,000

Occupancy floor 49%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-04
   days on market $150,000 Active 23 DOM
2. 2026-06-02
   days on market $150,000 Active 22 DOM
3. 2026-06-01
   days on market $150,000 Active 21 DOM
4. 2026-05-31
   days on market $150,000 Active 20 DOM
5. 2026-05-11
   listed $150,000 Active 878-char remark
6. 2017-05-09
   soldstatus 434-char remark

   Show marketing remark (434 chars)

   Fannie Mae homepath property.Spacious home on 1 ac offers quiet country living! Split bedroom floor plan with kitchen open into Family Room. Attractive metal roof and on detached double carport also.First Time Buyers, complete the Homepath Ready Homeownership' course on homepath website. Attach certificate to offer and request up to 3% closing assistance. Check website for more details. Restrictions apply. SQFT from tax assessor.

7. 2017-02-22
   listed $44,900 434-char remark

   Show marketing remark (434 chars)

   Fannie Mae homepath property.Spacious home on 1 ac offers quiet country living! Split bedroom floor plan with kitchen open into Family Room. Attractive metal roof and on detached double carport also.First Time Buyers, complete the Homepath Ready Homeownership' course on homepath website. Attach certificate to offer and request up to 3% closing assistance. Check website for more details. Restrictions apply. SQFT from tax assessor.

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $1,185 · $99/mo
• Expected delta: +$549/yr (+$46/mo · 86.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,000
• − Mortgage interest: −$8,402
• − Property taxes: −$636
• − Insurance: −$750
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$4,364
• Taxable income: $13,568
• Est. tax owed @ 24.0%: −$3,256
• After-tax cash flow: $11,988/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: Coahoma County School District
• NCES district ID: 2801110
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $27,590
• Composite: 13.28/100
• National rank: #9544
• State rank: #103 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

• Population (ZIP): 831

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: Majority Black (56%)
• Race & ethnicity: Black 56% White 38% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% German 1%
• Foreign-born: 1% · 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+234.1% since first listed

4 events — show timeline

• 2026-06-05 Listing Removed — MLSU
• 2026-05-11 Listed $150,000 MLSU
• 2017-05-09 Sold (MLS) — MLSU
• 2017-02-22 Listed $44,900 MLSU

Property tax history

-4.5%/yr

Latest (2025): $636 · +4.0% YoY. Source: county tax records.