Yalobusha County, Mississippi Eviction Risk: Very Low

Yalobusha County, Mississippi scores 3.7/10 on the eviction-risk index, placing it in the Low risk tier and at rank 49 of 82 Mississippi eviction laws counties, meaning 48 counties are riskier and 33 are more landlord-friendly. For investors sizing up the county's 4 incorporated places, that average reflects a market where state law leans landlord-friendly and tenant-protection layers are minimal, though a handful of structural headwinds, particularly a 28% poverty rate and an average rent burden of 25.8%, deserve attention when underwriting vacancy and collection risk.

Across the county's rental stock, average asking rent runs $628 per month and renters make up roughly 46.6% of households. The intra-county spread runs from 2.3 to 3.8 out of 10, a meaningful 1.5-point gap that shows operating risk is not uniform. Landlords who equate the county average with any individual city will likely be surprised in either direction.

The cities inside Yalobusha County

Water Valley carries the highest score in the county at 3.8/10 and is also the most populous city, with 3,376 residents. At that score it still sits in Low territory, but it accounts for the bulk of the county's rental activity and is the benchmark investors should use when modeling collections risk here. Oakland comes in at 3.6/10 (population 402), and Coffeeville at 3.5/10 (population 785), both modest steps below Water Valley but clustered in the same general range.

Tillatoba stands apart at 2.3/10, the lowest score in the county, reflecting the most landlord-favorable conditions among the four cities. With a population of just 79, the rental market there is thin, but investors who operate in very small markets may find the risk profile attractive. The spread between Tillatoba and Water Valley underscores that eviction and collection risk in Yalobusha County is genuinely hyper-local and that city-level data matters more than the county average when evaluating individual assets.

State-level laws that apply here

All landlords in Yalobusha County operate under Mississippi state law, specifically Miss. Code § 89-8 (Landlord and Tenant). For non-payment of rent, the required notice period is 3 days, which is among the shorter statutory windows in the region. A lease-violation cure notice requires 14 days, and a no-cause end-of-term notice requires 30 days. Mississippi does not require just cause for eviction and state law preempts any local rent-control ordinance, so no municipality in Yalobusha County can impose rent caps or additional tenant protections beyond the state floor. Landlords reviewing the full Mississippi eviction process will find a relatively streamlined court path: uncontested cases typically resolve in 30 to 60 days, while contested matters run 60 to 120 days.

On the cost side, understanding Mississippi eviction costs is essential for budgeting. Court filing fees run $75 to $150, sheriff lockout fees add $30 to $120, and attorney fees, if retained, typically range from $500 to $2,500 depending on case complexity. Those components together set the realistic floor and ceiling for a contested removal and should be factored into any pro forma for higher-turnover units.

With a county-wide poverty rate of 28% and renters comprising 46.6% of households, collection discipline matters here; the city-by-city scores in the grid above give the clearest view of where that risk is concentrated across Yalobusha County's four markets.