Yazoo County, MS — Rental Investment Analysis
🟢GOOD— solid returnsData: HUD FMR FY2024 + Zillow ZHVI April 2026 + Freddie Mac rates. Last updated June 2026.
Investment Summary
As of 2026, Yazoo County, MS offers a 6.9% cap rate with median home prices of $141,193 and 3-bedroom rents of $1,215/month.
Yazoo County offers solid returns for rental investors. With a median home price of $141,193, entry costs are low — making it accessible for beginning investors or those buying multiple properties. With 3-bedroom rents around $1,215/month, the 6.9% cap rate tells the story. Cash flow is modest at +$45/month — positive but tight. Rate increases or vacancies could flip it negative.
The 1% rule comes in at 0.88% — doesn't quite pass, but close enough to find individual deals that work. DSCR of 1.08 is tight — you'll pass most lender minimums but with little margin for error.
Bottom line: Yazoo County offers a balance of moderate cash flow and growth potential. Good for investors who want some income while building equity over time.
Data sources: HUD Fair Market Rents (FY2024), Zillow Home Value Index (April 2026), Freddie Mac Primary Mortgage Market Survey.
Cap Rate
6.9%
Above average
Monthly Cash Flow
+$45
After all expenses
Price-to-Rent
9.6
Investor-friendly
DSCR
1.08
Tight
Key Metrics
- Median Home Price
- $141,193
- Average Rent (3BR)
- $1,215/mo
- Price-to-Rent Ratio
- 9.6(good)
- 1% Rule
- 0.88%(fails — need 1%+)
- Cash-on-Cash Return
- 2.2%
- Vacancy Rate
- 8.0%
Market Strength
- Unemployment Rate
- 3.8%(-0.5% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- -1.65% YoY
Property Tax Rate
0.67%
of assessed value (MS avg)
Median Income
$48,610
household (MS avg)
Rent-to-Income
30%
Affordable
Section 8 Max Rent
$1,215/mo
3BR voucher payment
MS Investor Climate
Landlord Friendly
8/10
State Income Tax
Has state tax
Property Tax
0.67% effective
Population Trend
-1.65% (3yr)