835 Catalpa St · Clarksdale, MS 38614

$50,000

2 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 96 Days on market

Built 1950 7,405 sqft lot $36/sqft · at area comps Est $52k · at est. ↓ 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• 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

Great property first time homebuyers!

Key facts

• 7,405 sq ft lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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; 1 comparable units currently listed for rent nearby; 26 units permitted in Coahoma County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($46k) 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 1950 — 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 $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
7. 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.
8. 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: 2.30% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.93%
• DSCR: 3.09
• GRM: 3.6

CMA / ARV

• ARV (median comp): $51,560
• List price: $50,000
• Delta: -3.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Catalpa St	0.19mi	3/2.0 (+1)	1,444 (+4%)	2mo	$47,500	$33	78
1212 Park Center Dr	0.30mi	3/1.5 (+1)	1,452 (+4%)	1mo	$68,000	$47	71
907 Anderson Blvd	0.23mi	3/— (+1)	1,342 (-4%)	13mo	$45,000	$34	67
1312 King St	0.09mi	3/2.0 (+1)	1,584 (+14%)	10mo	$102,000	$64	60
428 Maple Ave	0.50mi	2/1.0	1,336 (-4%)	10mo	$45,000	$34	57
1308 Park Circle Dr	0.43mi	3/2.0 (+1)	1,471 (+6%)	14mo	$75,000	$51	54
629 Catalpa St	0.27mi	2/1.0	1,557 (+12%)	13mo	$45,000	$29	53
915 Carr Ave	0.36mi	3/1.5 (+1)	1,536 (+10%)	13mo	$55,000	$36	48
230 Oakhurst Ave	0.71mi	2/1.0	1,474 (+6%)	13mo	$38,000	$26	42
1133 Oakhurst Ave	0.73mi	3/2.0 (+1)	1,329 (-5%)	13mo	$49,000	$37	42
222 Oakhurst Ave	0.72mi	3/1.0 (+1)	1,522 (+9%)	1mo	$25,000	$16	41
1304 Buena Vista St	0.64mi	3/1.5 (+1)	1,549 (+11%)	4mo	$32,500	$21	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 53.1%
• Equity multiple: 4.06×
• Total profit: $42,886
• Equity at exit: $24,568

10-year hold

• IRR: 52.1%
• Equity multiple: 8.25×
• Total profit: $101,486
• Equity at exit: $39,571

Cash invested: $14,000 (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 38614

• Home prices YoY: 3.1%
• Active inventory: 53
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $548

Break-even live

Break-even rent $457

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $576	-5% $562	+0% $548	+5% $533	+10% $519
Rent	-10% $457	-5% $502	+0% $548	+5% $593	+10% $638
Rate	-1.0pp $573	-0.5pp $560	base $548	+0.5pp $535	+1.0pp $521

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Cuyahoga St Clarksdale, MS	2.0	2.0	1600	$1,150	$0.72	45d	1	0.85mi

Listing history 19 events

1. 2026-06-21
   days on market $50,000 Active 96 DOM
2. 2026-06-18
   days on market $50,000 Active 94 DOM
3. 2026-06-17
   days on market $50,000 Active 93 DOM
4. 2026-06-16
   days on market $50,000 Active 92 DOM
5. 2026-06-15
   days on market $50,000 Active 91 DOM
6. 2026-06-13
   days on market $50,000 Active 89 DOM
7. 2026-06-12
   days on market $50,000 Active 88 DOM
8. 2026-06-09
   days on market $50,000 Active 85 DOM
9. 2026-06-08
   days on market $50,000 Active 84 DOM
10. 2026-06-07
    days on market $50,000 Active 83 DOM
11. 2026-06-07
    days on market $50,000 Active 82 DOM
12. 2026-06-04
    days on market $50,000 Active 79 DOM
13. 2026-06-02
    days on market $50,000 Active 78 DOM
14. 2026-06-01
    days on market $50,000 Active 77 DOM
15. 2026-05-31
    days on market $50,000 Active 76 DOM
16. 2026-03-16
    listed $50,000 Active 37-char remark

    Show marketing remark (37 chars)

    Great property first time homebuyers!

17. 2026-02-28
    historical
18. 2025-08-22
    listed $60,000 Active
19. 2002-07-26
    soldstatus

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $935 · $78/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 (unshaded) · 20% 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: $13,800
• − Mortgage interest: −$2,801
• − Property taxes: −$935
• − Insurance: −$250
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,455
• Taxable income: $6,152
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $5,094/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

-16.7% since first listed

4 events — show timeline

• 2026-03-16 Listed $50,000 MLSU
• 2026-02-28 Listing Removed — MLSU
• 2025-08-22 Listed $60,000 MLSU
• 2002-07-26 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $935 · +5.2% YoY. Source: county tax records.