160 N Park St · Lyon, MS 38645

$178,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 125 Days on market

Built 1972 0.36 ac lot $128/sqft · 103% above area Est $127k · 40% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

160 N Park Street | Lyon, MS 38645 4 Bedroom • 2 Bath • 2,017 Sq Ft • Ranch Style • Corner Lot Located in the heart of Lyon, this spacious ranch-style home offers small-town charm with quick access to Clarksdale's world-famous blues scene. Home Features Built in 1972 and offering over 2,000 square feet, the home welcomes you with an entrance foyer that opens into multiple living and dining spaces designed for everyday comfort and entertaining. • Living room with French doors opening to the patio and backyard • Formal dining room • Kitchen with built-in gas cooktop, built-in electric oven, and refrigerator • Breakfast room for casual meals and morning coffee • Large primary bedroom with walk-in closet • 3 additional bedrooms and 2 full baths • Spacious laundry room with extra storage Outdoor Living The backyard is made for relaxing and entertaining. • Patio off the living room — perfect for grilling and gatherings • Large, fully fenced backyard ideal for kids and pets to run and play • Plenty of room to add a future swimming pool • 20x15 storage shed for tools, hobbies, or extra storage Additional Details • Roof approximately 3-4 years old • Brick front with Hardie plank exterior on the rear • Central heat and air • Durable scored concrete floors throughout • Situated on a corner lot Why Lyon? Lyon has become one of the Delta's most sought-after small towns. Just minutes from downtown Clarksdale, it's a favorite for families, newcomers relocating to the area, and blues fans who want small-town living close to the music, restaurants, and culture. With its walkable streets, local park, post office, and city hall just a short stroll away, Lyon offers a Mayberry-like charm that's increasingly hard to find — and homes here rarely come on the market.

Key facts

• 20x15 storage shed
• Brick front
• 0.36 acre lot

Tags

• LIVING ROOM WITH FRENCH DOORS
• PATIO OFF THE LIVING ROOM
• LARGE FULLY FENCED BACKYARD
• 20X15 STORAGE SHED
• BRICK FRONT
• HARDIE PLANK EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $178k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#70 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools D-, amenities F, commute F.
• Coahoma County School District (rural): math 16% / reading 18% proficiency, ranked #103 of 130 in MS (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 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 $7k of equity ($1k loan paydown + $5k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• 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 $156,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.54% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.84%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (median comp): $126,787
• List price: $178,000
• Delta: 40.39%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.0%
• Equity multiple: 2.70×
• Total profit: $84,531
• Equity at exit: $80,037

10-year hold

• IRR: 30.4%
• Equity multiple: 5.26×
• Total profit: $212,567
• Equity at exit: $123,346

Cash invested: $49,840 (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 38645

• Active inventory: 3
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$175 /mo · $2,094/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $990

Break-even live

Break-even rent $1,496

Max offer price $178,000

Occupancy floor 59%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $178,000 Active 125 DOM
2. 2026-06-17
   days on market $178,000 Active 124 DOM
3. 2026-06-16
   days on market $178,000 Active 123 DOM
4. 2026-06-15
   days on market $178,000 Active 122 DOM
5. 2026-06-13
   days on market $178,000 Active 120 DOM
6. 2026-06-12
   days on market $178,000 Active 119 DOM
7. 2026-06-09
   days on market $178,000 Active 116 DOM
8. 2026-06-08
   days on market $178,000 Active 115 DOM
9. 2026-06-07
   days on market $178,000 Active 114 DOM
10. 2026-06-07
    days on market $178,000 Active 113 DOM
11. 2026-06-04
    days on market $178,000 Active 110 DOM
12. 2026-06-02
    days on market $178,000 Active 109 DOM
13. 2026-06-01
    days on market $178,000 Active 108 DOM
14. 2026-05-31
    days on market $178,000 Active 107 DOM
15. 2026-05-14
    price $178,000 1963-char remark

    Show marketing remark (1963 chars)

    160 N Park Street | Lyon, MS 38645 4 Bedroom • 2 Bath • 2,017 Sq Ft • Ranch Style • Corner Lot Located in the heart of Lyon, this spacious ranch-style home offers small-town charm with quick access to Clarksdale's world-famous blues scene. Home Features Built in 1972 and offering over 2,000 square feet, the home welcomes you with an entrance foyer that opens into multiple living and dining spaces designed for everyday comfort and entertaining. • Living room with French doors opening to the patio and backyard • Formal dining room • Kitchen with built-in gas cooktop, built-in electric oven, and refrigerator • Breakfast room for casual meals and morning coffee • Large primary bedroom with walk-in closet • 3 additional bedrooms and 2 full baths • Spacious laundry room with extra storage Outdoor Living The backyard is made for relaxing and entertaining. • Patio off the living room — perfect for grilling and gatherings • Large, fully fenced backyard ideal for kids and pets to run and play • Plenty of room to add a future swimming pool • 20x15 storage shed for tools, hobbies, or extra storage Additional Details • Roof approximately 3-4 years old • Brick front with Hardie plank exterior on the rear • Central heat and air • Durable scored concrete floors throughout • Situated on a corner lot Why Lyon? Lyon has become one of the Delta's most sought-after small towns. Just minutes from downtown Clarksdale, it's a favorite for families, newcomers relocating to the area, and blues fans who want small-town living close to the music, restaurants, and culture. With its walkable streets, local park, post office, and city hall just a short stroll away, Lyon offers a Mayberry-like charm that's increasingly hard to find — and homes here rarely come on the market.

16. 2026-02-13
    listed $185,000 Active 1963-char remark

    Show marketing remark (1963 chars)

    160 N Park Street | Lyon, MS 38645 4 Bedroom • 2 Bath • 2,017 Sq Ft • Ranch Style • Corner Lot Located in the heart of Lyon, this spacious ranch-style home offers small-town charm with quick access to Clarksdale's world-famous blues scene. Home Features Built in 1972 and offering over 2,000 square feet, the home welcomes you with an entrance foyer that opens into multiple living and dining spaces designed for everyday comfort and entertaining. • Living room with French doors opening to the patio and backyard • Formal dining room • Kitchen with built-in gas cooktop, built-in electric oven, and refrigerator • Breakfast room for casual meals and morning coffee • Large primary bedroom with walk-in closet • 3 additional bedrooms and 2 full baths • Spacious laundry room with extra storage Outdoor Living The backyard is made for relaxing and entertaining. • Patio off the living room — perfect for grilling and gatherings • Large, fully fenced backyard ideal for kids and pets to run and play • Plenty of room to add a future swimming pool • 20x15 storage shed for tools, hobbies, or extra storage Additional Details • Roof approximately 3-4 years old • Brick front with Hardie plank exterior on the rear • Central heat and air • Durable scored concrete floors throughout • Situated on a corner lot Why Lyon? Lyon has become one of the Delta's most sought-after small towns. Just minutes from downtown Clarksdale, it's a favorite for families, newcomers relocating to the area, and blues fans who want small-town living close to the music, restaurants, and culture. With its walkable streets, local park, post office, and city hall just a short stroll away, Lyon offers a Mayberry-like charm that's increasingly hard to find — and homes here rarely come on the market.

17. 2023-05-17
    soldstatus Closed 4-char remark

    Show marketing remark (4 chars)

    none

18. 2023-04-05
    status Pending 4-char remark

    Show marketing remark (4 chars)

    none

19. 2023-01-09
    listed $179,500 Active 4-char remark

    Show marketing remark (4 chars)

    none

20. 2000-05-26
    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: $2,094 · $175/mo
• Projected year-2 tax: $2,094 · $175/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 1/10 Low
• 🌡 Heat 6/10 Major 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: $33,000
• − Mortgage interest: −$9,971
• − Property taxes: −$2,094
• − Insurance: −$890
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$5,178
• Taxable income: $9,587
• Est. tax owed @ 24.0%: −$2,301
• After-tax cash flow: $9,583/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: Coahoma County School District
• NCES district ID: 2801110
• Math proficiency: 16% ▼ -7.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $27,590
• Composite: 13.28/100
• National rank: #9544
• State rank: #103 of 130 in MS

Livability — Lyon

• Score: 68/100
• State rank: #70
• US rank: #9907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyon, MS
• Population (ZIP): 831

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: Majority Black (56%)
• Race & ethnicity: Black 56% White 38% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% German 1%
• Foreign-born: 1% · 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-0.8% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $178,000 MLSU
• 2026-02-13 Listed $185,000 MLSU
• 2023-05-17 Sold (MLS) — MLSU
• 2023-04-05 Pending — MLSU
• 2023-01-09 Listed $179,500 MLSU
• 2000-05-26 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,094 · +1.6% YoY. Source: county tax records.