313 Genesis Ct | Yazoo City, MS – 32 Units ASKING: $1,975,000 | 10.9% CAP (In-Place) Summary: I wanted to present you with a compelling multifamily investment opportunity at 313 Genesis Ct, Yazoo City, MS — River Oak Village Apartments, a well-maintained, cash-flowing garden-style complex with significant upside potential. Below are the highlights for your consideration: Strategically located near downtown Yazoo City and major employers, this property benefits from stable rental demand, 88% occupancy, and immediate upside through rent increases, filling vacancies, and potential Section 8 conversion. With 32 units across eight buildings, the asset presents a turnkey opportunity in a market with limited competition and solid affordability metrics. Key Property Details: * Address: 313 Genesis Ct, Yazoo City, MS 39194 * Price: $1,975,000 * Cap Rate: 10.9% (In-Place) * Property Type: Multifamily – Garden-Style Apartments * Unit Count: 32 Units * Unit Mix: (1) 1BR/1BA, (15) 2BR/1BA, (16) 3BR/2BA * Avg. Unit Size: 745 SF * Total SF: 23,850 * Lot Size: 4.32 Acres * Year Built: 1991 (Renovated 2024) * Occupancy: 88% (31 of 32 units leased) * Current Gross Operating Income: $306,864 * Expenses: $108,088 * Net Operating Income (NOI): $216,260 * Pro Forma NOI: $401,379 * Pro Forma Rent: Up to $1,345/mo based on HUD Section 8 rates Property Features: * Renovations: New roof (2020), landscaped grounds, and ongoing unit upgrades * HVAC: Central air; 85% of units have updated systems; extra condensers on-site * Laundry: Washer/dryer hookups in select units * Construction: Brick exterior, wood-frame, asphalt roof * Parking: 46 spaces (0.7 per unit) * Utilities: Tenant reimburses water, sewer, and garbage Location Highlights: * Access: Under 10 minutes to downtown Yazoo City, 6 minutes to I-55, 1 hour to Jackson * Nearby Retail: Walmart Supercenter, CVS, Dollar General, Subway, Burger King, KFC * Major Employers Nearby: Federal Correction Complex, Texas Eastern Transmission, Amco Manufacturing, J&J Bagging * Community Appeal: Quiet, commuter-friendly town with vibrant main street and Yazoo River access Investment Highlights: * ? Cash-Flowing Asset: 31 of 32 units leased with stable returns * ? Rent Upside: Below-market rents with potential to match HUD or area comps * ? Section 8 Ready: Pro Forma based on HUD-approved rates (up to $1,345 for 3BR units) * ? Tenant Reimbursements: Added revenue from utility bill-backs * ? Strong Local Demand: 52% renter population with limited multifamily inventory * ? Minimal CapEx: Recently renovated, well-maintained structures Market Overview – Yazoo City, MS: * Population: ~20,000 (City), ~28,000 (County) * Renter Ratio: 52% * Average Market Rent: ~$789/month * Cost of Living: ~25% below national average * Median Home Price: ~$75,000 * Vacancy Rate: ~9% * Growth Drivers: Jackson MSA proximity, strong tenant pool, historic charm Investor’s Takeaway: River Oak Village Apartments is a turnkey, income-producing multifamily asset with immediate upside through leasing, rent increases, and government-assisted housing programs. Its prime location near major employers and infrastructure, combined with a tenant reimbursement model and recent upgrades, make it a high-yield opportunity in a low-competition market.