1760 Evans St · Clarksdale, MS 38614

$20,000

3 bd · 1.0 ba · 925 sqft · Other public records · 27 Days on market

Built 1955 3,484 sqft lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Looking for a fixer upper--This 3 bedroom 1 bath home is just for you. Call for an appoinment to show--CASH buyers only

Key facts

• 3,484 sq ft lot
• Built 1955
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 56.4% 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.
• Clarksdale Municipal School District (town): math 7% / reading 12% proficiency, ranked #121 of 130 in MS (top 93%) — 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; 26 units permitted in Coahoma County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $884 of equity ($138 loan paydown + $746 appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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: property tax is 2.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 6.29% ✓
• Cap rate: 56.42%
• Cash-on-cash: 179.04%
• DSCR: 8.97
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.08×
• Total profit: $56,439
• Equity at exit: $9,827

10-year hold

• IRR: —
• Equity multiple: 23.40×
• Total profit: $125,447
• Equity at exit: $15,828

Cash invested: $5,600 (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 38614

• Home prices YoY: 3.1%
• Active inventory: 53
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $836

Break-even live

Break-even rent $201

Max offer price $20,000

Occupancy floor 29%

Sensitivity live

Price	-10% $847	-5% $841	+0% $836	+5% $830	+10% $824
Rent	-10% $736	-5% $786	+0% $836	+5% $885	+10% $935
Rate	-1.0pp $846	-0.5pp $841	base $836	+0.5pp $830	+1.0pp $825

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   status Pending 119-char remark

   Show marketing remark (119 chars)

   Looking for a fixer upper--This 3 bedroom 1 bath home is just for you. Call for an appoinment to show--CASH buyers only

2. 2026-04-09
   listed $20,000 Active 119-char remark

   Show marketing remark (119 chars)

   Looking for a fixer upper--This 3 bedroom 1 bath home is just for you. Call for an appoinment to show--CASH buyers only

3. 2006-03-16
   soldstatus 154-char remark

   Show marketing remark (154 chars)

   3 BEDROOM 1 BATH CORPORATE OWNED HOME IN CLARKSDALE, MS. PERFECT FOR THE INVESTOR OR FIXER - UPPER. HOME NEEDS REPAIRS BUT IS PRICED GREAT AT JUST $9,500.

4. 2005-11-22
   listed $9,500 154-char remark

   Show marketing remark (154 chars)

   3 BEDROOM 1 BATH CORPORATE OWNED HOME IN CLARKSDALE, MS. PERFECT FOR THE INVESTOR OR FIXER - UPPER. HOME NEEDS REPAIRS BUT IS PRICED GREAT AT JUST $9,500.

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $550 · $46/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,107
• − Mortgage interest: −$1,120
• − Property taxes: −$550
• − Insurance: −$100
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$582
• Taxable income: $10,338
• Est. tax owed @ 24.0%: −$2,481
• After-tax cash flow: $7,545/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: Clarksdale Municipal School District
• NCES district ID: 2801050
• Math proficiency: 7% ▼ -12.00%
• Reading proficiency: 12% ▼ -6.00%
• Median HH income: $27,495
• Composite: 7.04/100
• National rank: #9969
• State rank: #121 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

• Census place: Clarksdale, MS
• Population (ZIP): 16,384

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: Predominantly Black (77%)
• Race & ethnicity: Black 77% White 18% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · 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: ▲ 3.73%
• Current HPI: 125.1302
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+110.5% since first listed

4 events — show timeline

• 2026-05-06 Pending — MLSU
• 2026-04-09 Listed $20,000 MLSU
• 2006-03-16 Sold (MLS) — MLSU
• 2005-11-22 Listed $9,500 MLSU

Property tax history

+2.0%/yr

Latest (2025): $550 · +4.3% YoY. Source: county tax records.