618 Lee Ave · Yazoo City, MS 39194

$49,000

3 bd · 1.0 ba · 1,390 sqft · Other public records · 80 Days on market

Built 1975 0.25 ac lot $35/sqft · 26% below area Est $66k · 26% under ↓ 35% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 is a nice move in ready cozy home in Yazoo MS.

Key facts

• 0.25 acre lot
• Parking
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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 $2k of equity ($339 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $26k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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, 62% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.17% ✓
• Cap rate: 18.56%
• Cash-on-cash: 43.81%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (median comp): $65,869
• List price: $49,000
• Delta: -25.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 3.28×
• Total profit: $31,286
• Equity at exit: $25,282

10-year hold

• IRR: 37.3%
• Equity multiple: 6.60×
• Total profit: $76,804
• Equity at exit: $41,703

Cash invested: $13,720 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $349

Break-even live

Break-even rent $621

Max offer price $49,000

Occupancy floor 62%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-13
   status Pending 51-char remark

   Show marketing remark (51 chars)

   This is a nice move in ready cozy home in Yazoo MS.

2. 2026-04-25
   price $49,000 51-char remark

   Show marketing remark (51 chars)

   This is a nice move in ready cozy home in Yazoo MS.

3. 2026-04-04
   status Active 51-char remark

   Show marketing remark (51 chars)

   This is a nice move in ready cozy home in Yazoo MS.

4. 2025-10-23
   price $65,000 51-char remark

   Show marketing remark (51 chars)

   This is a nice move in ready cozy home in Yazoo MS.

5. 2025-08-22
   status Active 51-char remark

   Show marketing remark (51 chars)

   This is a nice move in ready cozy home in Yazoo MS.

6. 2025-05-08
   status Pending 51-char remark

   Show marketing remark (51 chars)

   This is a nice move in ready cozy home in Yazoo MS.

7. 2025-05-08
   historical 51-char remark

   Show marketing remark (51 chars)

   This is a nice move in ready cozy home in Yazoo MS.

8. 2025-03-27
   status Active 51-char remark

   Show marketing remark (51 chars)

   This is a nice move in ready cozy home in Yazoo MS.

9. 2025-03-26
   listed $75,000 Active 51-char remark

   Show marketing remark (51 chars)

   This is a nice move in ready cozy home in Yazoo MS.

10. 2025-03-26
    historical 51-char remark

    Show marketing remark (51 chars)

    This is a nice move in ready cozy home in Yazoo MS.

11. 2008-10-07
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AH · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $12,752
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$2,070
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,425
• Taxable income: $3,737
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $3,289/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

-34.7% since first listed

11 events — show timeline

• 2026-05-13 Pending — MLSU
• 2026-04-25 Price Changed $49,000 MLSU
• 2026-04-04 Relisted — MLSU
• 2025-10-23 Price Changed $65,000 MLSU
• 2025-08-22 Relisted — MLSU
• 2025-05-08 Pending — MLSU
• 2025-05-08 Listing Removed — MLSU
• 2025-03-27 Relisted — MLSU
• 2025-03-26 Listing Removed — MLSU
• 2025-03-26 Listed $75,000 MLSU
• 2008-10-07 Sold (Public Records) — Public Records