1253 Kentwood Cv · Yazoo City, MS 39194

$45,000

3 bd · 1.0 ba · 925 sqft · Other public records · 23 Days on market

Built 1970 9,583 sqft lot

---

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 +1.5/10.0

Listing remarks MLS

This 3 bedroom 1 bath home is a great investment home! Needs some work. Great rental income. Located in a quiet cul-de-sac. Hurry before its to late.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1970

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electricity available and connected; Water available
• Home design: Single-family residence, one level; House
• Construction: Slab foundation; Construction materials: see remarks; Built (year per public records)
• Exterior features: Asphalt shingle roof; Lot about 0.22 acre

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 County School District (rural): math 15% / reading 20% proficiency, ranked #96 of 130 in MS (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% 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 ($311 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $10k; list at $45k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); major wind risk, 65% 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 $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 2.09% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.69%
• DSCR: 2.86
• GRM: 4.0

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: 35.3%
• Equity multiple: 3.11×
• Total profit: $26,527
• Equity at exit: $23,218

10-year hold

• IRR: 34.4%
• Equity multiple: 6.22×
• Total profit: $65,782
• Equity at exit: $38,299

Cash invested: $12,600 (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 39194

• Home prices YoY: 4.1%
• Active inventory: 53
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$19
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $286

Break-even live

Break-even rent $577

Max offer price $45,000

Occupancy floor 65%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $45,000 Active 23 DOM
2. 2026-06-17
   days on market $45,000 Active 22 DOM
3. 2026-06-16
   days on market $45,000 Active 21 DOM
4. 2026-06-15
   days on market $45,000 Active 20 DOM
5. 2026-06-13
   days on market $45,000 Active 18 DOM
6. 2026-06-12
   days on market $45,000 Active 17 DOM
7. 2026-06-09
   days on market $45,000 Active 14 DOM
8. 2026-06-08
   days on market $45,000 Active 13 DOM
9. 2026-06-07
   days on market $45,000 Active 12 DOM
10. 2026-06-07
    days on market $45,000 Active 11 DOM
11. 2026-06-04
    days on market $45,000 Active 8 DOM
12. 2026-06-02
    days on market $45,000 Active 7 DOM
13. 2026-06-01
    days on market $45,000 Active 6 DOM
14. 2026-05-31
    days on market $45,000 Active 5 DOM
15. 2026-05-26
    listed $45,000 Active
16. 2024-03-25
    historical
17. 2023-12-24
    listed $42,000 Active
18. 2023-02-07
    soldstatus Closed 149-char remark

    Show marketing remark (149 chars)

    This 3 bedroom 1 bath home is a great investment home! Needs some work. Great rental income. Located in a quiet cul-de-sac. Hurry before its to late.

19. 2023-01-30
    status Pending 149-char remark

    Show marketing remark (149 chars)

    This 3 bedroom 1 bath home is a great investment home! Needs some work. Great rental income. Located in a quiet cul-de-sac. Hurry before its to late.

20. 2023-01-26
    historical 149-char remark

    Show marketing remark (149 chars)

    This 3 bedroom 1 bath home is a great investment home! Needs some work. Great rental income. Located in a quiet cul-de-sac. Hurry before its to late.

21. 2023-01-26
    status Pending 149-char remark

    Show marketing remark (149 chars)

    This 3 bedroom 1 bath home is a great investment home! Needs some work. Great rental income. Located in a quiet cul-de-sac. Hurry before its to late.

22. 2022-09-15
    price $27,000 149-char remark

    Show marketing remark (149 chars)

    This 3 bedroom 1 bath home is a great investment home! Needs some work. Great rental income. Located in a quiet cul-de-sac. Hurry before its to late.

23. 2022-08-01
    listed $29,000 Active 149-char remark

    Show marketing remark (149 chars)

    This 3 bedroom 1 bath home is a great investment home! Needs some work. Great rental income. Located in a quiet cul-de-sac. Hurry before its to late.

24. 2008-03-31
    soldstatus $10,500
25. 2004-05-18
    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: $589 · $49/mo
• Projected year-2 tax: $589 · $49/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 AH · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $11,265
• − Mortgage interest: −$2,521
• − Property taxes: −$589
• − Insurance: −$2,050
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$1,309
• Taxable income: $2,994
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $2,710/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 County School District
• NCES district ID: 2804800
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $36,710
• Composite: 14.55/100
• National rank: #9417
• State rank: #96 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

• 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

+328.6% since first listed

11 events — show timeline

• 2026-05-26 Listed $45,000 MLSU
• 2024-03-25 Listing Removed — MLSU
• 2023-12-24 Listed $42,000 MLSU
• 2023-02-07 Sold (MLS) — MLSU
• 2023-01-30 Pending — MLSU
• 2023-01-26 Listing Removed — MLSU
• 2023-01-26 Pending — MLSU
• 2022-09-15 Price Changed $27,000 MLSU
• 2022-08-01 Listed $29,000 MLSU
• 2008-03-31 Sold (Public Records) $10,500 Public Records
• 2004-05-18 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $589 · +7.0% YoY. Source: county tax records.