110 Catalpa St · Clarksdale, MS 38614

$185,000

10 bd · 5.0 ba · 3,314 sqft · SingleFamily public records · 585 Days on market

Built 1916 0.57 ac lot $56/sqft · 39% below area ↓ 5% since listing

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Why this score? — see what drove the D- 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 +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +0.7/10.0

Listing remarks MLS

A rare chance to own this 1916 home considered to be one of playwright Tennessee Williams' inspirations for ''The Glass Menagerie''. Become evolving into a single family residence, this 6 bedroom 5 bath home was used as a boarding home providing temporary housing for people looking for a location close to town. The spacious rooms are perfect for large gatherings. The home is unique and has maintained its original charm. There is a back area that has been used as an apartment which is a plus.

Key facts

• 1916 home
• Spacious rooms
• Back area apartment

Tags

• 1916 HOME
• SINGLE FAMILY RESIDENCE
• SPACIOUS ROOMS
• BACK AREA APARTMENT

What this means for you Summary

Snapshot

• This is a 10-bed/5.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (28.2% below list).
• Recommended offer: $133k (28.2% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Oakhurst Intermediate Academy (math 4% / reading 12%, grade F, #165 of 179 statewide, top 93%, 306 students, 100% FRL); Clarksdale High School (math 2% / reading 17%, grade F, #170 of 197 statewide, top 90%, 466 students, 100% FRL).
• 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 $8k of equity ($1k loan paydown + $7k 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.
• By year 5, 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 585 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $132,800 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 585 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 11.6

CMA / ARV

• ARV (median comp): $495,000
• List price: $185,000
• Delta: -62.63%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.42×
• Total profit: $21,843
• Equity at exit: $90,902

10-year hold

• IRR: 9.5%
• Equity multiple: 2.54×
• Total profit: $79,743
• Equity at exit: $146,413

Cash invested: $51,800 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-120

Break-even live

Break-even rent $1,480

Max offer price $163,780

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-68	+0% $-120	+5% $-172	+10% $-225
Rent	-10% $-225	-5% $-173	+0% $-120	+5% $-68	+10% $-15
Rate	-1.0pp $-27	-0.5pp $-73	base $-120	+0.5pp $-168	+1.0pp $-217

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $185,000 Active 585 DOM
2. 2026-06-21
   days on market $185,000 Active 584 DOM
3. 2026-06-21
   days on market $185,000 Active 583 DOM
4. 2026-06-18
   days on market $185,000 Active 581 DOM
5. 2026-06-17
   days on market $185,000 Active 580 DOM
6. 2026-06-16
   days on market $185,000 Active 579 DOM
7. 2026-06-15
   days on market $185,000 Active 578 DOM
8. 2026-06-13
   days on market $185,000 Active 576 DOM
9. 2026-06-12
   days on market $185,000 Active 575 DOM
10. 2026-06-09
    days on market $185,000 Active 572 DOM
11. 2026-06-08
    days on market $185,000 Active 571 DOM
12. 2026-06-07
    days on market $185,000 Active 570 DOM
13. 2026-06-07
    days on market $185,000 Active 569 DOM
14. 2026-06-04
    days on market $185,000 Active 566 DOM
15. 2026-06-02
    days on market $185,000 Active 565 DOM
16. 2026-06-01
    days on market $185,000 Active 564 DOM
17. 2026-05-31
    days on market $185,000 Active 563 DOM
18. 2026-01-16
    price $185,000 499-char remark

    Show marketing remark (499 chars)

    A rare chance to own this 1916 home considered to be one of playwright Tennessee Williams' inspirations for ''The Glass Menagerie''. Become evolving into a single family residence, this 6 bedroom 5 bath home was used as a boarding home providing temporary housing for people looking for a location close to town. The spacious rooms are perfect for large gatherings. The home is unique and has maintained its original charm. There is a back area that has been used as an apartment which is a plus.

19. 2025-11-11
    status Active 499-char remark

    Show marketing remark (499 chars)

    A rare chance to own this 1916 home considered to be one of playwright Tennessee Williams' inspirations for ''The Glass Menagerie''. Become evolving into a single family residence, this 6 bedroom 5 bath home was used as a boarding home providing temporary housing for people looking for a location close to town. The spacious rooms are perfect for large gatherings. The home is unique and has maintained its original charm. There is a back area that has been used as an apartment which is a plus.

20. 2025-11-05
    historical 499-char remark

    Show marketing remark (499 chars)

    A rare chance to own this 1916 home considered to be one of playwright Tennessee Williams' inspirations for ''The Glass Menagerie''. Become evolving into a single family residence, this 6 bedroom 5 bath home was used as a boarding home providing temporary housing for people looking for a location close to town. The spacious rooms are perfect for large gatherings. The home is unique and has maintained its original charm. There is a back area that has been used as an apartment which is a plus.

21. 2025-05-05
    status Active 499-char remark

    Show marketing remark (499 chars)

    A rare chance to own this 1916 home considered to be one of playwright Tennessee Williams' inspirations for ''The Glass Menagerie''. Become evolving into a single family residence, this 6 bedroom 5 bath home was used as a boarding home providing temporary housing for people looking for a location close to town. The spacious rooms are perfect for large gatherings. The home is unique and has maintained its original charm. There is a back area that has been used as an apartment which is a plus.

22. 2025-04-11
    historical 499-char remark

    Show marketing remark (499 chars)

    A rare chance to own this 1916 home considered to be one of playwright Tennessee Williams' inspirations for ''The Glass Menagerie''. Become evolving into a single family residence, this 6 bedroom 5 bath home was used as a boarding home providing temporary housing for people looking for a location close to town. The spacious rooms are perfect for large gatherings. The home is unique and has maintained its original charm. There is a back area that has been used as an apartment which is a plus.

23. 2024-10-11
    listed $195,000 Active 499-char remark

    Show marketing remark (499 chars)

    A rare chance to own this 1916 home considered to be one of playwright Tennessee Williams' inspirations for ''The Glass Menagerie''. Become evolving into a single family residence, this 6 bedroom 5 bath home was used as a boarding home providing temporary housing for people looking for a location close to town. The spacious rooms are perfect for large gatherings. The home is unique and has maintained its original charm. There is a back area that has been used as an apartment which is a plus.

24. 2004-06-21
    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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/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 1/10 Low
• 🌡 Heat 7/10 Severe 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: $15,936
• − Mortgage interest: −$10,363
• − Property taxes: −$1,464
• − Insurance: −$925
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$5,382
• Taxable loss: −$4,747
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $-302/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

-5.1% since first listed

7 events — show timeline

• 2026-01-16 Price Changed $185,000 MLSU
• 2025-11-11 Relisted — MLSU
• 2025-11-05 Listing Removed — MLSU
• 2025-05-05 Relisted — MLSU
• 2025-04-11 Listing Removed — MLSU
• 2024-10-11 Listed $195,000 MLSU
• 2004-06-21 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,464 · +5.2% YoY. Source: county tax records.