845 Lynn Ave · Clarksdale, MS 38614

$80,000

3 bd · 2.0 ba · 2,166 sqft · Other public records · 67 Days on market

Built 1960 0.37 ac lot $37/sqft · 23% below area Est $114k · 30% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +6.9/10.0
• 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 the Perfect home to start with a First Time Home Buyer or looking for your First Investment property. Well, look no further this home is the home for you. with is Brand New Interior Paint job and huge Corner Lot, this home is ready to become your new home.

Key facts

• 0.37 acre lot
• 3 parking spots
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/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: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 1 comparable units currently listed for rent nearby; 26 units permitted in Coahoma County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wind risk, 26% 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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: 1.44% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 5.8

CMA / ARV

• ARV (median comp): $113,664
• List price: $80,000
• Delta: -29.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.41×
• Total profit: $31,592
• Equity at exit: $39,309

10-year hold

• IRR: 24.2%
• Equity multiple: 4.68×
• Total profit: $82,493
• Equity at exit: $63,314

Cash invested: $22,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $295

Break-even live

Break-even rent $777

Max offer price $80,000

Occupancy floor 69%

Sensitivity live

Price	-10% $340	-5% $317	+0% $295	+5% $272	+10% $249
Rent	-10% $204	-5% $249	+0% $295	+5% $340	+10% $385
Rate	-1.0pp $335	-0.5pp $315	base $295	+0.5pp $274	+1.0pp $253

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Cuyahoga St Clarksdale, MS	2.0	2.0	1600	$1,150	$0.72	45d	1	0.90mi

Listing history 17 events

1. 2026-06-21
   days on market $80,000 Active 67 DOM
2. 2026-06-18
   days on market $80,000 Active 65 DOM
3. 2026-06-17
   days on market $80,000 Active 64 DOM
4. 2026-06-16
   days on market $80,000 Active 63 DOM
5. 2026-06-15
   days on market $80,000 Active 62 DOM
6. 2026-06-13
   days on market $80,000 Active 60 DOM
7. 2026-06-12
   days on market $80,000 Active 59 DOM
8. 2026-06-09
   days on market $80,000 Active 56 DOM
9. 2026-06-08
   days on market $80,000 Active 55 DOM
10. 2026-06-07
    days on market $80,000 Active 54 DOM
11. 2026-06-07
    days on market $80,000 Active 53 DOM
12. 2026-06-04
    days on market $80,000 Active 50 DOM
13. 2026-06-02
    days on market $80,000 Active 49 DOM
14. 2026-06-01
    days on market $80,000 Active 48 DOM
15. 2026-05-31
    days on market $80,000 Active 47 DOM
16. 2026-04-04
    listed $80,000 Active 268-char remark

    Show marketing remark (268 chars)

    Looking for the Perfect home to start with a First Time Home Buyer or looking for your First Investment property. Well, look no further this home is the home for you. with is Brand New Interior Paint job and huge Corner Lot, this home is ready to become your new home.

17. 1997-03-13
    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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/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 6/10 Major FEMA zone X (unshaded) · 69% 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 5/10 Major 26% 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: $13,800
• − Mortgage interest: −$4,481
• − Property taxes: −$1,933
• − Insurance: −$400
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,327
• Taxable income: $2,451
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $2,947/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

2 events — show timeline

• 2026-04-04 Listed $80,000 MLSU
• 1997-03-13 Sold (Public Records) — Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,933 · +4.3% YoY. Source: county tax records.