762 W Second St · Yazoo City, MS 39194

$55,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 139 Days on market

Built 1997 6,969 sqft lot ↓ 15% since listing

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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 +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 +0.2/10.0

Listing remarks MLS

This home qualifies for 100% financing with no down payment, making it a fantastic opportunity for first-time buyers or anyone seeking affordable homeownership. Newly renovated 3-bedroom, 2-bath split-plan single wide mobile home. Inside is an open layout featuring a spacious living room, updated flooring and fresh finishes. The kitchen comes with a brand-new gas stove, refrigerator, and ample cabinet space. The primary suite is privately positioned with its own full bath, while two additional bedrooms and a second full bath are located on the opposite side of the home, providing an ideal split-bedroom floor plan. Home also includes central air conditioning, washer/dryer connections with dryer included with the sale of the home, and a long concrete driveway offering plenty of parking. Outdoor features include a covered front porch and covered back porch. Schedule your private showing today!

Key facts

• Brand new gas stove
• Full bath
• Ample cabinet space

Tags

• SPACIOUS LIVING ROOM
• BRAND NEW GAS STOVE
• AMPLE CABINET SPACE
• FULL BATH
• SPLIT BEDROOM FLOOR PLAN
• CENTRAL AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 $3k of equity ($380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.87% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.81%
• DSCR: 2.68
• GRM: 4.4

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: 45.1%
• Equity multiple: 3.66×
• Total profit: $40,944
• Equity at exit: $28,377

10-year hold

• IRR: 43.7%
• Equity multiple: 7.39×
• Total profit: $98,402
• Equity at exit: $46,810

Cash invested: $15,400 (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 39194

• Home prices YoY: 4.1%
• Active inventory: 53
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$17 /mo · $210/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $485

Break-even live

Break-even rent $416

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $516	-5% $501	+0% $485	+5% $470	+10% $454
Rent	-10% $404	-5% $445	+0% $485	+5% $526	+10% $567
Rate	-1.0pp $513	-0.5pp $499	base $485	+0.5pp $471	+1.0pp $457

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $55,000 Active 139 DOM
2. 2026-06-18
   days on market $55,000 Active 137 DOM
3. 2026-06-17
   days on market $55,000 Active 136 DOM
4. 2026-06-16
   days on market $55,000 Active 135 DOM
5. 2026-06-15
   days on market $55,000 Active 134 DOM
6. 2026-06-13
   days on market $55,000 Active 132 DOM
7. 2026-06-12
   days on market $55,000 Active 131 DOM
8. 2026-06-09
   days on market $55,000 Active 128 DOM
9. 2026-06-08
   days on market $55,000 Active 127 DOM
10. 2026-06-07
    days on market $55,000 Active 126 DOM
11. 2026-06-05
    days on market $55,000 Active 124 DOM
12. 2026-06-04
    days on market $55,000 Active 122 DOM
13. 2026-06-02
    days on market $55,000 Active 121 DOM
14. 2026-06-01
    days on market $55,000 Active 120 DOM
15. 2026-05-31
    days on market $55,000 Active 119 DOM
16. 2026-03-20
    status Active 904-char remark

    Show marketing remark (904 chars)

    This home qualifies for 100% financing with no down payment, making it a fantastic opportunity for first-time buyers or anyone seeking affordable homeownership. Newly renovated 3-bedroom, 2-bath split-plan single wide mobile home. Inside is an open layout featuring a spacious living room, updated flooring and fresh finishes. The kitchen comes with a brand-new gas stove, refrigerator, and ample cabinet space. The primary suite is privately positioned with its own full bath, while two additional bedrooms and a second full bath are located on the opposite side of the home, providing an ideal split-bedroom floor plan. Home also includes central air conditioning, washer/dryer connections with dryer included with the sale of the home, and a long concrete driveway offering plenty of parking. Outdoor features include a covered front porch and covered back porch. Schedule your private showing today!

17. 2026-03-20
    price $55,000 904-char remark

    Show marketing remark (904 chars)

    This home qualifies for 100% financing with no down payment, making it a fantastic opportunity for first-time buyers or anyone seeking affordable homeownership. Newly renovated 3-bedroom, 2-bath split-plan single wide mobile home. Inside is an open layout featuring a spacious living room, updated flooring and fresh finishes. The kitchen comes with a brand-new gas stove, refrigerator, and ample cabinet space. The primary suite is privately positioned with its own full bath, while two additional bedrooms and a second full bath are located on the opposite side of the home, providing an ideal split-bedroom floor plan. Home also includes central air conditioning, washer/dryer connections with dryer included with the sale of the home, and a long concrete driveway offering plenty of parking. Outdoor features include a covered front porch and covered back porch. Schedule your private showing today!

18. 2026-03-10
    historical 904-char remark

    Show marketing remark (904 chars)

    This home qualifies for 100% financing with no down payment, making it a fantastic opportunity for first-time buyers or anyone seeking affordable homeownership. Newly renovated 3-bedroom, 2-bath split-plan single wide mobile home. Inside is an open layout featuring a spacious living room, updated flooring and fresh finishes. The kitchen comes with a brand-new gas stove, refrigerator, and ample cabinet space. The primary suite is privately positioned with its own full bath, while two additional bedrooms and a second full bath are located on the opposite side of the home, providing an ideal split-bedroom floor plan. Home also includes central air conditioning, washer/dryer connections with dryer included with the sale of the home, and a long concrete driveway offering plenty of parking. Outdoor features include a covered front porch and covered back porch. Schedule your private showing today!

19. 2026-03-07
    price $45,000 904-char remark

    Show marketing remark (904 chars)

    This home qualifies for 100% financing with no down payment, making it a fantastic opportunity for first-time buyers or anyone seeking affordable homeownership. Newly renovated 3-bedroom, 2-bath split-plan single wide mobile home. Inside is an open layout featuring a spacious living room, updated flooring and fresh finishes. The kitchen comes with a brand-new gas stove, refrigerator, and ample cabinet space. The primary suite is privately positioned with its own full bath, while two additional bedrooms and a second full bath are located on the opposite side of the home, providing an ideal split-bedroom floor plan. Home also includes central air conditioning, washer/dryer connections with dryer included with the sale of the home, and a long concrete driveway offering plenty of parking. Outdoor features include a covered front porch and covered back porch. Schedule your private showing today!

20. 2026-02-11
    price $55,000 904-char remark

    Show marketing remark (904 chars)

    This home qualifies for 100% financing with no down payment, making it a fantastic opportunity for first-time buyers or anyone seeking affordable homeownership. Newly renovated 3-bedroom, 2-bath split-plan single wide mobile home. Inside is an open layout featuring a spacious living room, updated flooring and fresh finishes. The kitchen comes with a brand-new gas stove, refrigerator, and ample cabinet space. The primary suite is privately positioned with its own full bath, while two additional bedrooms and a second full bath are located on the opposite side of the home, providing an ideal split-bedroom floor plan. Home also includes central air conditioning, washer/dryer connections with dryer included with the sale of the home, and a long concrete driveway offering plenty of parking. Outdoor features include a covered front porch and covered back porch. Schedule your private showing today!

21. 2026-01-22
    listed $65,000 Active 904-char remark

    Show marketing remark (904 chars)

    This home qualifies for 100% financing with no down payment, making it a fantastic opportunity for first-time buyers or anyone seeking affordable homeownership. Newly renovated 3-bedroom, 2-bath split-plan single wide mobile home. Inside is an open layout featuring a spacious living room, updated flooring and fresh finishes. The kitchen comes with a brand-new gas stove, refrigerator, and ample cabinet space. The primary suite is privately positioned with its own full bath, while two additional bedrooms and a second full bath are located on the opposite side of the home, providing an ideal split-bedroom floor plan. Home also includes central air conditioning, washer/dryer connections with dryer included with the sale of the home, and a long concrete driveway offering plenty of parking. Outdoor features include a covered front porch and covered back porch. Schedule your private showing today!

22. 1999-02-11
    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: $210 · $17/mo
• Projected year-2 tax: $435 · $36/mo
• Expected delta: +$225/yr (+$19/mo · 107.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 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: $12,366
• − Mortgage interest: −$3,081
• − Property taxes: −$210
• − Insurance: −$275
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,600
• Taxable income: $5,222
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $4,570/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

-15.4% since first listed

7 events — show timeline

• 2026-03-20 Relisted — MLSU
• 2026-03-20 Price Changed $55,000 MLSU
• 2026-03-10 Listing Removed — MLSU
• 2026-03-07 Price Changed $45,000 MLSU
• 2026-02-11 Price Changed $55,000 MLSU
• 2026-01-22 Listed $65,000 MLSU
• 1999-02-11 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2025): $210 · -20.3% YoY. Source: county tax records.