1709 Sherwood Cir · Yazoo City, MS 39194

$41,900

4 bd · 1.0 ba · 2,134 sqft · Other public records · 4 Days on market

Built 1979 0.69 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 +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

2-Story property with four bedrooms and two bathrooms on tree shaded lot ready for a new owner to make their own. Call today to schedule a showing. This is a Fannie Mae Homepath property.

Key facts

• 0.69 acre lot
• 2 parking spots
• Built 1979

Property features AI

Exterior

• Parking: 2-space carport
• Utilities: Public water; Public sewer; Electricity connected; Water available
• Home design: Single-family residence (house); Two levels
• Construction: Brick and siding exterior; Slab foundation; Built living area about 2,134 (per public records)
• Exterior features: Shingle roof; Approximately 0.69-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace in the den

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $42k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Cap rate 23.2% 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 $2k of equity ($290 loan paydown + $2k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,900

Questions for the listing agent

1. Built in 1979 — 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: 2.71% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.26%
• DSCR: 3.68
• GRM: 3.1

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: 66.3%
• Equity multiple: 4.85×
• Total profit: $45,212
• Equity at exit: $21,618

10-year hold

• IRR: 64.9%
• Equity multiple: 9.98×
• Total profit: $105,339
• Equity at exit: $35,661

Cash invested: $11,732 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $589

Break-even live

Break-even rent $390

Max offer price $41,900

Occupancy floor 43%

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: $10,475
• Closing costs: $1,257
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $41,900 Active 4 DOM
2. 2026-06-17
   days on market $41,900 Active 3 DOM
3. 2026-06-16
   days on market $41,900 Active 2 DOM
4. 2026-06-15
   remarks 187-char remark
5. 2026-06-15
   listed $41,900 Active 1 DOM

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $13,627
• − Mortgage interest: −$2,347
• − Property taxes: −$849
• − Insurance: −$210
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,219
• Taxable income: $6,822
• Est. tax owed @ 24.0%: −$1,637
• After-tax cash flow: $5,433/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

2 events — show timeline

• 2026-06-12 Listed $41,900 MLSU
• 1992-02-05 Sold (Public Records) — Public Records

Property tax history

-5.9%/yr

Latest (2025): $849 · +4.3% YoY. Source: county tax records.