2111 Country Club Dr · Yazoo City, MS 39194

$110,000

3 bd · 1.0 ba · 1,513 sqft · SingleFamily public records · 11 Days on market

Built 1965 0.32 ac lot $73/sqft · 30% below area Est $157k · 30% under

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Why this score? — see what drove the C 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 +18.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• 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

Welcome to Country Club Drive! This charming 3-bedroom, 2-bath home offers 1,514 square feet of comfortable living space with tasteful updates throughout. Step inside to find updated flooring, spacious living areas, and a beautifully refreshed kitchen featuring modern countertops, stylish backsplash, updated fixtures, abundant cabinetry, and a functional center island perfect for entertaining or casual dining. The oversized kitchen and dining area provide plenty of room for gatherings, while the large living room offers warm wood flooring and natural light. Spacious bedrooms, ample closet space, and additional storage throughout the home add to the functionality and appeal. One of the secondary bedrooms has been thoughtfully updated with charming floral wallpaper and soft pink accent details, creating the perfect nursery, child's room, or cozy guest space with unique character and warmth. Outside, enjoy a backyard storage shed ideal for tools, lawn equipment, or hobby space. Conveniently located within walking distance of the Country Club, this home combines comfort, convenience, and value in one desirable location.

Key facts

• Stylish backsplash
• Updated flooring
• Modern countertops

Tags

• UPDATED FLOORING
• REFRESHED KITCHEN
• MODERN COUNTERTOPS
• STYLISH BACKSPLASH
• UPDATED FIXTURES
• ABUNDANT CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $39 ($465/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (3.2% below list).
• Recommended offer: $106k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 $5k of equity ($761 loan paydown + $5k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 66% 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 $106,486 (3.2% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $156,580
• List price: $110,000
• Delta: -29.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2014 Wildwood Ter	0.19mi	3/1.5	1,500 (-1%)	22mo	$155,000	$103	70
2162 Grand Ave	0.12mi	3/1.5	1,308 (-14%)	2mo	$85,000	$65	68
2006 Country Club Dr	0.18mi	3/1.5	1,366 (-10%)	6mo	$130,000	$95	68
1815 Woodlawn Ave	0.40mi	3/2.0	1,448 (-4%)	2mo	$160,000	$110	68
1937 Windsor Dr	0.35mi	3/2.0	1,476 (-2%)	10mo	$209,500	$142	68
2340 W Clubview Cir	0.36mi	3/2.0	1,582 (+5%)	15mo	$155,000	$98	59
2389 W Clubview Cir	0.42mi	3/2.0	1,634 (+8%)	8mo	$165,000	$101	57
1846 Woodlawn Ave Ave	0.37mi	3/2.0	1,342 (-11%)	5mo	$125,500	$94	56
2031 Wildwood Terrace Ter	0.11mi	3/1.5	1,700 (+12%)	21mo	$149,000	$88	55
1711 Swayze St	0.60mi	3/1.0	1,422 (-6%)	9mo	$85,000	$60	54
2118 Country Club Dr	0.03mi	3/2.5	1,726 (+14%)	21mo	$140,000	$81	51
2271 Azalea St	0.46mi	4/2.0 (+1)	1,696 (+12%)	19mo	$165,000	$97	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 12.0%
• Equity multiple: 1.73×
• Total profit: $22,620
• Equity at exit: $56,755

10-year hold

• IRR: 13.5%
• Equity multiple: 3.24×
• Total profit: $69,080
• Equity at exit: $93,620

Cash invested: $30,800 (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 39194

• Home prices YoY: 4.1%
• Active inventory: 53
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $39

Break-even live

Break-even rent $1,016

Max offer price $110,000

Occupancy floor 91%

Sensitivity live

Price	-10% $101	-5% $70	+0% $39	+5% $8	+10% $-23
Rent	-10% $-45	-5% $-3	+0% $39	+5% $81	+10% $123
Rate	-1.0pp $94	-0.5pp $67	base $39	+0.5pp $10	+1.0pp $-19

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   listed $110,000 Active 1135-char remark

   Show marketing remark (1135 chars)

   Welcome to Country Club Drive! This charming 3-bedroom, 2-bath home offers 1,514 square feet of comfortable living space with tasteful updates throughout. Step inside to find updated flooring, spacious living areas, and a beautifully refreshed kitchen featuring modern countertops, stylish backsplash, updated fixtures, abundant cabinetry, and a functional center island perfect for entertaining or casual dining. The oversized kitchen and dining area provide plenty of room for gatherings, while the large living room offers warm wood flooring and natural light. Spacious bedrooms, ample closet space, and additional storage throughout the home add to the functionality and appeal. One of the secondary bedrooms has been thoughtfully updated with charming floral wallpaper and soft pink accent details, creating the perfect nursery, child's room, or cozy guest space with unique character and warmth. Outside, enjoy a backyard storage shed ideal for tools, lawn equipment, or hobby space. Conveniently located within walking distance of the Country Club, this home combines comfort, convenience, and value in one desirable location.

2. 2016-07-18
   soldstatus 391-char remark

   Show marketing remark (391 chars)

   Home~Sweet~Home or excellent rental investment! Come see this 3 bedroom/2 full bath home that is move-in-ready! Convenient to everything! Spacious living room, kitchen/dining combo for meal preparations & gatherings, separate laundry/mudroom, nice sized bedrooms with good closet space. Don't miss the large, fenced backyard! Call your REALTOR and schedule a private showing of this one!

3. 2016-06-17
   listed $80,000 391-char remark

   Show marketing remark (391 chars)

   Home~Sweet~Home or excellent rental investment! Come see this 3 bedroom/2 full bath home that is move-in-ready! Convenient to everything! Spacious living room, kitchen/dining combo for meal preparations & gatherings, separate laundry/mudroom, nice sized bedrooms with good closet space. Don't miss the large, fenced backyard! Call your REALTOR and schedule a private showing of this one!

4. 1976-10-15
   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: $1,360 · $113/mo
• Projected year-2 tax: $1,360 · $113/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 8/10 Severe FEMA zone X (unshaded) · 99% 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 66% 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: $12,778
• − Mortgage interest: −$6,162
• − Property taxes: −$1,360
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,200
• Taxable loss: −$1,335
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $786/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

+37.5% since first listed

5 events — show timeline

• 2026-05-24 Pending — MLSU
• 2026-05-12 Listed $110,000 MLSU
• 2016-07-18 Sold (MLS) — MLSU
• 2016-06-17 Listed $80,000 MLSU
• 1976-10-15 Sold (Public Records) — Public Records

Property tax history

+26.5%/yr

Latest (2025): $1,360 · +5.3% YoY. Source: county tax records.