1407 Grand Ave · Yazoo City, MS 39194

$80,000

2 bd · 1.0 ba · 1,104 sqft · Other public records · 13 Days on market

Built 1941 7,405 sqft lot ↓ 20% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.2/10.0

Listing remarks

Welcome to 1407 Grand Avenue in Yazoo City, Mississippi--a charming and well-maintained 2-bedroom, 1-bath home located in the heart of Yazoo City. This inviting property offers both comfort and opportunity. Enjoy outdoor living with a fully fenced backyard that features a rear carport for convenient parking, a storage shed for tools and equipment, and a pre-established garden--ready for you to start growing your own plants or vegetables from day one. The home is complemented by major recent upgrades, including a brand-new roof with a 25-year warranty and an updated 200 AMP electrical service, providing modern reliability and efficiency. Ideal for first-time buyers, downsizers, or investors,

Key facts

• Rear carport
• Storage shed
• New roof

Tags

• FULLY FENCED BACKYARD
• REAR CARPORT
• STORAGE SHED
• PRE-ESTABLISHED GARDEN
• NEW ROOF
• UPDATED ELECTRICAL SERVICE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.1% vs local median 4.2% in Yazoo City — 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 53/100 on livability (#328 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Yazoo City Municipal School District (town): math 2% / reading 6% proficiency, ranked #130 of 130 in MS (top 100%) — 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; 12 units permitted in Yazoo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (4.2% local appreciation)).
• Yazoo County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.30% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.56×
• Total profit: $34,935
• Equity at exit: $41,276

10-year hold

• IRR: 25.7%
• Equity multiple: 5.02×
• Total profit: $90,011
• Equity at exit: $68,087

Cash invested: $22,400 (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 39194

• Home prices YoY: 4.1%
• Active inventory: 53
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $319

Break-even live

Break-even rent $636

Max offer price $80,000

Occupancy floor 64%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-30
   status Pending
2. 2026-03-17
   listed $80,000 Active
3. 2025-11-28
   historical
4. 2025-10-22
   status Active
5. 2025-10-01
   historical
6. 2025-09-22
   price $82,000
7. 2025-08-16
   price $90,000
8. 2025-07-28
   listed $100,000 Active
9. 1987-05-29
   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: $599 · $50/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$33/yr (+$3/mo · 5.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $12,485
• − Mortgage interest: −$4,481
• − Property taxes: −$599
• − Insurance: −$400
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,327
• Taxable income: $2,680
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,187/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: Yazoo City Municipal School District
• NCES district ID: 2804770
• Math proficiency: 2% ▼ -9.00%
• Reading proficiency: 6% ▼ -4.00%
• Median HH income: $21,256
• Composite: 1.89/100
• National rank: #10103
• State rank: #130 of 130 in MS

Livability — Yazoo City

• Score: 53/100
• State rank: #328
• US rank: #24436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yazoo City, MS
• Population (ZIP): 19,699

Population outlook (Yazoo County) Hauer SSP2

• Today (2025): 26,281 people
• By 2030: 25,642 · -2.4%
• By 2040: 24,214 · -7.9%
• By 2050: 22,492 · -14.4%
• By 2075: 18,417 · -29.9%
• By 2100: 14,019 · -46.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 25% Hispanic / Latino 7% Two or more races 2%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Yazoo

• 2024 margin: Toss-up / Even · D 48.4% · R 50.8%
• 2008→2024 swing: -9.6pp toward R · 2008: 7.2pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+6.4 2016: D+6.6 2012: D+15.3 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 106.1251
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-20.0% since first listed

9 events — show timeline

• 2026-03-30 Pending — MLSU
• 2026-03-17 Listed $80,000 MLSU
• 2025-11-28 Listing Removed — MLSU
• 2025-10-22 Relisted — MLSU
• 2025-10-01 Listing Removed — MLSU
• 2025-09-22 Price Changed $82,000 MLSU
• 2025-08-16 Price Changed $90,000 MLSU
• 2025-07-28 Listed $100,000 MLSU
• 1987-05-29 Sold (Public Records) — Public Records

Property tax history

-6.0%/yr

Latest (2021): $599 · -1.8% YoY. Source: county tax records.