1109 N Yale St · Cleveland, MS 38732

$96,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 276 Days on market

Built 1950 9,147 sqft lot $70/sqft · 26% below area Est $129k · 26% under ↓ 4% since listing

---

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 +9.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity near Delta State University in Cleveland, MS! This property includes a 2 bed, 1 bath home that's currently leased, plus an attached 1 bed, 1 bath apartment that's vacant and ready to rent. The apartment features a private entrance, living area, kitchenette, washer/dryer, and access to a storage shed and gas grill. The property has frontage on two streets and is located in a quiet neighborhood near a small park. It offers flexible options—live in one unit and rent the other, or lease both for solid rental income. The current tenant can stay or move depending on the buyer's needs.

Key facts

• Kitchenette
• Gas grill
• Washer dryer

Tags

• PRIVATE ENTRANCE
• LIVING AREA
• KITCHENETTE
• WASHER DRYER
• STORAGE SHED
• GAS GRILL

🏷️ Possibly a rental listed for sale. The $96,000 price doesn't fit this home's estimated sale value (~$128,926) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#28 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools F, crime D-.
• Cleveland School District (town): math 20% / reading 24% proficiency, ranked #89 of 130 in MS (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 10 units permitted in Bolivar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $664 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bolivar County population projected at -18% 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 1.46% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 5.7

CMA / ARV

• ARV (median comp): $128,926
• List price: $96,000
• Delta: -25.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Ninth Ave	0.30mi	3/1.5	1,537 (+12%)	4mo	$176,500	$115	60
710 Farmer St	0.49mi	3/2.0	1,498 (+10%)	2mo	$150,000	$100	60
1505 Terrace Rd	0.60mi	3/2.0	1,359 (-1%)	23mo	$169,500	$125	52
602 S Bayou Ave	0.70mi	3/2.0	1,520 (+11%)	8mo	$85,500	$56	42
702 Farmer St	0.51mi	3/1.0	1,212 (-11%)	14mo	$139,500	$115	42
504 S Leflore Ave	0.66mi	3/1.0	1,274 (-7%)	24mo	$136,000	$107	34

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $8,905
• Equity at exit: $14,314

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $39,409
• Equity at exit: $8,300

Cash invested: $26,880 (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 38732

• Active inventory: 21
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $383

Break-even live

Break-even rent $913

Max offer price $96,000

Occupancy floor 68%

Sensitivity live

Price	-10% $438	-5% $410	+0% $383	+5% $356	+10% $329
Rent	-10% $273	-5% $328	+0% $383	+5% $438	+10% $494
Rate	-1.0pp $432	-0.5pp $408	base $383	+0.5pp $358	+1.0pp $333

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $96,000 Active 276 DOM
2. 2026-06-18
   days on market $96,000 Active 274 DOM
3. 2026-06-17
   days on market $96,000 Active 273 DOM
4. 2026-06-16
   days on market $96,000 Active 272 DOM
5. 2026-06-15
   days on market $96,000 Active 271 DOM
6. 2026-06-14
   price $96,000 Active 269 DOM
7. 2026-06-13
   days on market $99,500 Active 269 DOM
8. 2026-06-12
   days on market $99,500 Active 268 DOM
9. 2026-06-09
   days on market $99,500 Active 265 DOM
10. 2026-06-08
    days on market $99,500 Active 264 DOM
11. 2026-06-07
    days on market $99,500 Active 263 DOM
12. 2026-06-07
    days on market $99,500 Active 262 DOM
13. 2026-06-04
    days on market $99,500 Active 259 DOM
14. 2026-06-02
    days on market $99,500 Active 258 DOM
15. 2026-06-01
    days on market $99,500 Active 257 DOM
16. 2026-05-31
    days on market $99,500 Active 256 DOM
17. 2025-10-14
    price $99,500 620-char remark

    Show marketing remark (620 chars)

    Great investment opportunity near Delta State University in Cleveland, MS! This property includes a 2 bed, 1 bath home that's currently leased, plus an attached 1 bed, 1 bath apartment that's vacant and ready to rent. The apartment features a private entrance, living area, kitchenette, washer/dryer, and access to a storage shed and gas grill. The property has frontage on two streets and is located in a quiet neighborhood near a small park. It offers flexible options—live in one unit and rent the other, or lease both for solid rental income. The current tenant can stay or move depending on the buyer's needs.

18. 2025-09-17
    listed $104,000 Active 620-char remark

    Show marketing remark (620 chars)

    Great investment opportunity near Delta State University in Cleveland, MS! This property includes a 2 bed, 1 bath home that's currently leased, plus an attached 1 bed, 1 bath apartment that's vacant and ready to rent. The apartment features a private entrance, living area, kitchenette, washer/dryer, and access to a storage shed and gas grill. The property has frontage on two streets and is located in a quiet neighborhood near a small park. It offers flexible options—live in one unit and rent the other, or lease both for solid rental income. The current tenant can stay or move depending on the buyer's needs.

ⓘ 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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 4/10 Moderate FEMA zone X (shaded) · 24% 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: $16,771
• − Mortgage interest: −$5,377
• − Property taxes: −$2,129
• − Insurance: −$480
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,793
• Taxable income: $3,308
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $3,804/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: Cleveland School District
• NCES district ID: 2800750
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $32,384
• Composite: 17.88/100
• National rank: #9001
• State rank: #89 of 130 in MS

Livability — Cleveland

• Score: 72/100
• State rank: #28
• US rank: #6507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, MS
• City population: 16,767
• Population (ZIP): 16,735

Population outlook (Bolivar County) Hauer SSP2

• Today (2025): 31,761 people
• By 2030: 30,687 · -3.4%
• By 2040: 28,255 · -11.0%
• By 2050: 26,083 · -17.9%
• By 2075: 21,009 · -33.9%
• By 2100: 16,539 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 54% White 38% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Bolivar

• 2024 margin: Strong D (+23.7) · D 61.5% · R 37.8%
• 2008→2024 swing: -11.7pp toward R · 2008: 35.4pp · 2024: 23.7pp
• All cycles: 2024: D+23.7 2020: D+30.8 2016: D+32.4 2012: D+38.1 2008: D+35.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.44%
• Current HPI: 100.5257
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.3% since first listed

2 events — show timeline

• 2025-10-14 Price Changed $99,500 MLSU
• 2025-09-17 Listed $104,000 MLSU

Property tax history

+1.6%/yr

Latest (2025): $2,129 · +0.1% YoY. Source: county tax records.