155 W 2nd St · Clarksdale, MS 38614

$64,700

3 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 184 Days on market

Built 1913 0.34 ac lot $34/sqft · 7% above area Est $61k · 7% over ↓ 25% 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
• Appreciation +6.9/10.0
• ARV discount +4.5/15.0
• 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

This charming property offers a prime location with easy access to local shops, dining, and cultural attractions. Its unique character and spacious layout provide great potential for customization and personal touches. Ideal for buyers seeking a home with charm in a vibrant community.

Key facts

• Easy access
• Cultural attractions
• Prime location

Tags

• PRIME LOCATION
• EASY ACCESS
• LOCAL SHOPS
• DINING
• CULTURAL ATTRACTIONS
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 6.1% 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: 52 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 $3k of equity ($447 loan paydown + $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $56,936 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.78% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.42%
• DSCR: 2.04
• GRM: 4.7

CMA / ARV

• ARV (median comp): $60,625
• List price: $64,700
• Delta: 6.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Catalpa St	0.04mi	3/2.0	1,858 (-3%)	13mo	$38,000	$20	82
230 School St	0.20mi	3/2.0	1,857 (-3%)	6mo	$39,500	$21	80
439 Elm Ave	0.51mi	3/2.0	1,904 (-1%)	13mo	$65,000	$34	64
1724 Riverside Ave	0.44mi	3/2.0	1,904 (-1%)	18mo	$135,000	$71	63
236 Maple Ave	0.24mi	3/2.0	1,695 (-12%)	8mo	$48,000	$28	63
168 W 2nd St	0.04mi	2/1.0 (-1)	1,726 (-10%)	13mo	$38,000	$22	61
317 Court St	0.55mi	3/2.0	1,934 (+1%)	19mo	$178,000	$92	57
816 Cherokee St	0.23mi	4/3.0 (+1)	2,070 (+8%)	13mo	$54,900	$27	56
381 Clark St	0.64mi	3/2.0	1,938 (+1%)	16mo	$162,000	$84	55
621 School St	0.55mi	4/3.0 (+1)	2,165 (+13%)	4mo	$170,000	$79	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 31.0%
• Equity multiple: 2.82×
• Total profit: $32,935
• Equity at exit: $31,791

10-year hold

• IRR: 30.7%
• Equity multiple: 5.57×
• Total profit: $82,766
• Equity at exit: $51,205

Cash invested: $18,116 (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: 52
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$339
• Tax from tax record: −$189 /mo · $2,264/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $354

Break-even live

Break-even rent $702

Max offer price $64,700

Occupancy floor 64%

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: $16,175
• Closing costs: $1,941
• 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	44d	1	0.29mi

Listing history 23 events

1. 2026-06-18
   days on market $64,700 Active 184 DOM
2. 2026-06-17
   days on market $64,700 Active 183 DOM
3. 2026-06-16
   days on market $64,700 Active 182 DOM
4. 2026-06-15
   days on market $64,700 Active 181 DOM
5. 2026-06-13
   pricedays on market $64,700 Active 179 DOM
6. 2026-06-12
   days on market $89,700 Active 178 DOM
7. 2026-06-09
   days on market $89,700 Active 175 DOM
8. 2026-06-08
   days on market $89,700 Active 174 DOM
9. 2026-06-07
   days on market $89,700 Active 173 DOM
10. 2026-06-07
    days on market $89,700 Active 172 DOM
11. 2026-06-04
    days on market $89,700 Active 169 DOM
12. 2026-06-02
    days on market $89,700 Active 168 DOM
13. 2026-06-01
    days on market $89,700 Active 167 DOM
14. 2026-05-31
    days on market $89,700 Active 166 DOM
15. 2026-03-02
    price $89,700 285-char remark

    Show marketing remark (285 chars)

    This charming property offers a prime location with easy access to local shops, dining, and cultural attractions. Its unique character and spacious layout provide great potential for customization and personal touches. Ideal for buyers seeking a home with charm in a vibrant community.

16. 2026-02-13
    status Active 285-char remark

    Show marketing remark (285 chars)

    This charming property offers a prime location with easy access to local shops, dining, and cultural attractions. Its unique character and spacious layout provide great potential for customization and personal touches. Ideal for buyers seeking a home with charm in a vibrant community.

17. 2025-11-05
    price $99,000 285-char remark

    Show marketing remark (285 chars)

    This charming property offers a prime location with easy access to local shops, dining, and cultural attractions. Its unique character and spacious layout provide great potential for customization and personal touches. Ideal for buyers seeking a home with charm in a vibrant community.

18. 2025-11-05
    status Active 285-char remark

    Show marketing remark (285 chars)

    This charming property offers a prime location with easy access to local shops, dining, and cultural attractions. Its unique character and spacious layout provide great potential for customization and personal touches. Ideal for buyers seeking a home with charm in a vibrant community.

19. 2025-10-17
    status Pending 285-char remark

    Show marketing remark (285 chars)

    This charming property offers a prime location with easy access to local shops, dining, and cultural attractions. Its unique character and spacious layout provide great potential for customization and personal touches. Ideal for buyers seeking a home with charm in a vibrant community.

20. 2025-10-17
    historical 285-char remark

    Show marketing remark (285 chars)

    This charming property offers a prime location with easy access to local shops, dining, and cultural attractions. Its unique character and spacious layout provide great potential for customization and personal touches. Ideal for buyers seeking a home with charm in a vibrant community.

21. 2025-10-08
    price $109,000 285-char remark

    Show marketing remark (285 chars)

    This charming property offers a prime location with easy access to local shops, dining, and cultural attractions. Its unique character and spacious layout provide great potential for customization and personal touches. Ideal for buyers seeking a home with charm in a vibrant community.

22. 2025-08-19
    listed $119,700 Active 285-char remark

    Show marketing remark (285 chars)

    This charming property offers a prime location with easy access to local shops, dining, and cultural attractions. Its unique character and spacious layout provide great potential for customization and personal touches. Ideal for buyers seeking a home with charm in a vibrant community.

23. 2002-03-28
    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: $2,264 · $189/mo
• Projected year-2 tax: $2,264 · $189/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 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: −$3,624
• − Property taxes: −$2,264
• − Insurance: −$324
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,882
• Taxable income: $3,498
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $3,404/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

-25.1% since first listed

9 events — show timeline

• 2026-03-02 Price Changed $89,700 MLSU
• 2026-02-13 Relisted — MLSU
• 2025-11-05 Price Changed $99,000 MLSU
• 2025-11-05 Relisted — MLSU
• 2025-10-17 Pending — MLSU
• 2025-10-17 Listing Removed — MLSU
• 2025-10-08 Price Changed $109,000 MLSU
• 2025-08-19 Listed $119,700 MLSU
• 2002-03-28 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $2,264 · +90.3% YoY. Source: county tax records.