17965 Highway 61 · Clarksdale, MS 38645

$75,000

3 bd · 2.0 ba · 2,344 sqft · Other · 32 Days on market

Built 1984 2.20 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 +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

This Commercial property for sale at 17965 Hwy 61 N in Lyon, MS, offers great potential for renovation and would be an excellent investment opportunity! This Stop Shop Gas Station has excellent visibility and easy access from the highway. It includes a three-bedroom, two-bathroom living space, ideal for owner-operators or staff accommodations. The property spans a spacious 2.20 acres, offering plenty of room for expansion or additional commercial uses. This property has great potential for renovation into a living space, bar, or restaurant. Additionally, a convenient shed is included for extra storage of supplies or equipment. This property presents a fantastic opportunity for entrepreneurs looking to invest in a business with the potential for renovation and growth in Coahoma County.

Key facts

• 2.2 acre lot
• Built 1984
• Listed 32 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.8% 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.
• 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 $3k of equity ($519 loan paydown + $2k 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 $21k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.49% ✓
• Cap rate: 31.76%
• Cash-on-cash: 90.95%
• DSCR: 5.05
• GRM: 2.4

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: 95.2%
• Equity multiple: 6.26×
• Total profit: $110,424
• Equity at exit: $33,723

10-year hold

• IRR: 94.8%
• Equity multiple: 12.96×
• Total profit: $251,059
• Equity at exit: $51,972

Cash invested: $21,000 (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: 2.4×

Monthly cashflow live

• Estimated rent: $2,620 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $1,592

Break-even live

Break-even rent $605

Max offer price $75,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,634	-5% $1,613	+0% $1,592	+5% $1,570	+10% $1,549
Rent	-10% $1,385	-5% $1,488	+0% $1,592	+5% $1,695	+10% $1,799
Rate	-1.0pp $1,629	-0.5pp $1,611	base $1,592	+0.5pp $1,572	+1.0pp $1,552

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Pending 795-char remark

   Show marketing remark (795 chars)

   This Commercial property for sale at 17965 Hwy 61 N in Lyon, MS, offers great potential for renovation and would be an excellent investment opportunity! This Stop Shop Gas Station has excellent visibility and easy access from the highway. It includes a three-bedroom, two-bathroom living space, ideal for owner-operators or staff accommodations. The property spans a spacious 2.20 acres, offering plenty of room for expansion or additional commercial uses. This property has great potential for renovation into a living space, bar, or restaurant. Additionally, a convenient shed is included for extra storage of supplies or equipment. This property presents a fantastic opportunity for entrepreneurs looking to invest in a business with the potential for renovation and growth in Coahoma County.

2. 2026-04-02
   listed $75,000 Active 795-char remark

   Show marketing remark (795 chars)

   This Commercial property for sale at 17965 Hwy 61 N in Lyon, MS, offers great potential for renovation and would be an excellent investment opportunity! This Stop Shop Gas Station has excellent visibility and easy access from the highway. It includes a three-bedroom, two-bathroom living space, ideal for owner-operators or staff accommodations. The property spans a spacious 2.20 acres, offering plenty of room for expansion or additional commercial uses. This property has great potential for renovation into a living space, bar, or restaurant. Additionally, a convenient shed is included for extra storage of supplies or equipment. This property presents a fantastic opportunity for entrepreneurs looking to invest in a business with the potential for renovation and growth in Coahoma County.

3. 1966-06-08
   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: $644 · $54/mo
• Projected year-2 tax: $644 · $54/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

• 🌡 Heat 7/10 Severe
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,441
• − Mortgage interest: −$4,201
• − Property taxes: −$644
• − Insurance: −$375
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$2,182
• Taxable income: $19,009
• Est. tax owed @ 24.0%: −$4,562
• After-tax cash flow: $14,538/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

3 events — show timeline

• 2026-05-04 Pending — MLSU
• 2026-04-02 Listed $75,000 MLSU
• 1966-06-08 Sold (Public Records) — Public Records

Property tax history

+71.6%/yr

Latest (2025): $644 · +2.7% YoY. Source: county tax records.