220 Calhoun Ave · Yazoo City, MS 39194

$79,900

4 bd · 1.0 ba · 2,345 sqft · Other public records · 218 Days on market

Built 1935 0.25 ac lot $34/sqft · 10% below area Est $88k · 10% under ↓ 19% 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 +28.1/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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 MLS

Discover the charm of this extraordinary, historical home located in the heart of Yazoo City. This 4 bedroom, 1.5 bath house offers the perfect blend of space, comfort, and accessibility featuring a huge front porch perfect for relaxing and enjoying time with family and friends. It also features a large foyer that sets the tone for the rest of the house with its welcoming ambiance. The large dining room & kitchen will be perfect for those special Sunday dinners. This home is a rare find in a sought-after area with quick access to shopping and dining. Just minutes away from downtown. With a little tlc, this would be the perfect home. Don't miss out—schedule your private showing today! Sold-As-Is

Key facts

• Huge front porch
• Large dining room
• Historical home

Tags

• HISTORICAL HOME
• HUGE FRONT PORCH
• LARGE FOYER
• LARGE DINING ROOM
• QUICK ACCESS TO SHOPPING
• MINUTES AWAY FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: amenities F, commute F, employment 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.
• Zoned schools: Mccoy Elementary School (math 0% / reading 5%, grade F, #372 of 375 statewide, top 99%, 612 students, 100% FRL); Bettie E Woolfolk Middle School (math 3% / reading 6%, grade F, #177 of 179 statewide, top 99%, 493 students, 100% FRL); Yazoo City High School (math 0% / reading 8%, grade F, #196 of 197 statewide, top 99%, 632 students, 100% FRL).
• 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 ($552 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 ~4 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

• It's been on market 218 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1935 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.42% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.51%
• DSCR: 1.60
• GRM: 5.9

CMA / ARV

• ARV (median comp): $88,435
• List price: $79,900
• Delta: -9.65%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.8%
• Equity multiple: 2.37×
• Total profit: $30,726
• Equity at exit: $41,224

10-year hold

• IRR: 22.8%
• Equity multiple: 4.63×
• Total profit: $81,155
• Equity at exit: $68,002

Cash invested: $22,372 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$192 /mo · $2,306/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $252

Break-even live

Break-even rent $816

Max offer price $79,900

Occupancy floor 73%

Sensitivity live

Price	-10% $297	-5% $275	+0% $252	+5% $229	+10% $207
Rent	-10% $162	-5% $207	+0% $252	+5% $297	+10% $342
Rate	-1.0pp $292	-0.5pp $272	base $252	+0.5pp $231	+1.0pp $210

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $79,900 Active 218 DOM
2. 2026-06-21
   days on market $79,900 Active 217 DOM
3. 2026-06-21
   days on market $79,900 Active 216 DOM
4. 2026-06-18
   days on market $79,900 Active 214 DOM
5. 2026-06-17
   days on market $79,900 Active 213 DOM
6. 2026-06-16
   days on market $79,900 Active 212 DOM
7. 2026-06-15
   days on market $79,900 Active 211 DOM
8. 2026-06-13
   days on market $79,900 Active 209 DOM
9. 2026-06-12
   days on market $79,900 Active 208 DOM
10. 2026-06-09
    days on market $79,900 Active 205 DOM
11. 2026-06-08
    days on market $79,900 Active 204 DOM
12. 2026-06-07
    days on market $79,900 Active 203 DOM
13. 2026-06-05
    days on market $79,900 Active 201 DOM
14. 2026-06-04
    days on market $79,900 Active 199 DOM
15. 2026-06-02
    days on market $79,900 Active 198 DOM
16. 2026-06-01
    days on market $79,900 Active 197 DOM
17. 2026-05-31
    days on market $79,900 Active 196 DOM
18. 2026-05-14
    price $79,900 718-char remark

    Show marketing remark (718 chars)

    Discover the charm of this extraordinary, historical home located in the heart of Yazoo City. This 4 bedroom, 1.5 bath house offers the perfect blend of space, comfort, and accessibility featuring a huge front porch perfect for relaxing and enjoying time with family and friends. It also features a large foyer that sets the tone for the rest of the house with its welcoming ambiance. The large dining room & kitchen will be perfect for those special Sunday dinners. This home is a rare find in a sought-after area with quick access to shopping and dining. Just minutes away from downtown. With a little tlc, this would be the perfect home. Don't miss out—schedule your private showing today! Sold-As-Is

19. 2025-11-14
    listed $89,900 Active 718-char remark

    Show marketing remark (718 chars)

    Discover the charm of this extraordinary, historical home located in the heart of Yazoo City. This 4 bedroom, 1.5 bath house offers the perfect blend of space, comfort, and accessibility featuring a huge front porch perfect for relaxing and enjoying time with family and friends. It also features a large foyer that sets the tone for the rest of the house with its welcoming ambiance. The large dining room & kitchen will be perfect for those special Sunday dinners. This home is a rare find in a sought-after area with quick access to shopping and dining. Just minutes away from downtown. With a little tlc, this would be the perfect home. Don't miss out—schedule your private showing today! Sold-As-Is

20. 2025-09-22
    historical
21. 2025-08-11
    price $89,900
22. 2025-03-22
    listed $99,000 Active
23. 1983-07-13
    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: $2,306 · $192/mo
• Projected year-2 tax: $2,306 · $192/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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $13,616
• − Mortgage interest: −$4,476
• − Property taxes: −$2,306
• − Insurance: −$400
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,324
• Taxable income: $1,932
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,560/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

-19.3% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $79,900 MLSU
• 2025-11-14 Listed $89,900 MLSU
• 2025-09-22 Listing Removed — MLSU
• 2025-08-11 Price Changed $89,900 MLSU
• 2025-03-22 Listed $99,000 MLSU
• 1983-07-13 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,306 · -5.4% YoY. Source: county tax records.