8172 S Eureka Rd · Batesville, MS 38620

$282,000

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 191 Days on market

Built 2000 1.50 ac lot $170/sqft · 11% above area Est $335k · 16% under

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Why this score? — see what drove the D- 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).

• ARV discount +14.6/15.0
• Appreciation +9.7/10.0
• Cash flow +3.5/30.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Escape to country charm in this 4-bed, 2-bath farmhouse set on 1.5 peaceful acres just 10 minutes from Batesville and 20 minutes from Oxford. Enjoy morning coffee on the spacious front porch or relax on the large back deck overlooking open views. The home features a two-car garage, generous living space, and timeless farmhouse details. A nice shop and large shed offer plenty of storage or workspace--perfect for hobbies, equipment, or outdoor projects. Country living with convenience!

Key facts

• Large back deck
• Open views
• Plenty of storage

Tags

• SPACIOUS FRONT PORCH
• LARGE BACK DECK
• OPEN VIEWS
• NICE SHOP
• LARGE SHED
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $-852 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (53.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (60.4% below list).
• Recommended offer: $112k (60.4% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 3.5% in Batesville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 58/100 on livability (#268 in MS) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, health & safety D+.
• South Panola School District (town): math 31% / reading 32% proficiency, ranked #65 of 130 in MS (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 10 units permitted in Panola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (9.5% local appreciation)).
• Panola County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $37k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,586 (60.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.40% ✗
• Cap rate: 2.67%
• Cash-on-cash: -12.94%
• DSCR: 0.42
• GRM: 21.1

CMA / ARV

• ARV (median comp): $335,061
• List price: $282,000
• Delta: -15.84%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

9.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $88,811
• Equity at exit: $242,963

10-year hold

• IRR: 13.9%
• Equity multiple: 4.82×
• Total profit: $301,488
• Equity at exit: $512,594

Cash invested: $78,960 (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 38620

• Home prices YoY: 5.4%
• Active inventory: 10
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$1,479
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-852

Break-even live

Break-even rent $2,194

Max offer price $131,565

Occupancy floor —

Sensitivity live

Price	-10% $-692	-5% $-772	+0% $-852	+5% $-931	+10% $-1,011
Rent	-10% $-940	-5% $-896	+0% $-852	+5% $-808	+10% $-763
Rate	-1.0pp $-710	-0.5pp $-780	base $-852	+0.5pp $-925	+1.0pp $-999

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-30
   statusdays on market $282,000 Pending 191 DOM
2. 2026-04-20
   price $282,000 488-char remark

   Show marketing remark (488 chars)

   Escape to country charm in this 4-bed, 2-bath farmhouse set on 1.5 peaceful acres just 10 minutes from Batesville and 20 minutes from Oxford. Enjoy morning coffee on the spacious front porch or relax on the large back deck overlooking open views. The home features a two-car garage, generous living space, and timeless farmhouse details. A nice shop and large shed offer plenty of storage or workspace--perfect for hobbies, equipment, or outdoor projects. Country living with convenience!

3. 2026-02-11
   price $282,000 493-char remark

   Show marketing remark (493 chars)

   Escape to country charm in this 4-bed, 2-bath farmhouse set on 1.5 peaceful acres just 10 minutes from Batesville and 20 minutes from Oxford. Enjoy morning coffee on the spacious front porch or relax on the large back deck overlooking open views. The home features a two-car garage, generous living space, and timeless farmhouse details. A nice shop and large shed offer plenty of storage or workspace—perfect for hobbies, equipment, or outdoor projects. Country living with convenience!

4. 2025-11-19
   listed $319,000 Active 488-char remark

   Show marketing remark (488 chars)

   Escape to country charm in this 4-bed, 2-bath farmhouse set on 1.5 peaceful acres just 10 minutes from Batesville and 20 minutes from Oxford. Enjoy morning coffee on the spacious front porch or relax on the large back deck overlooking open views. The home features a two-car garage, generous living space, and timeless farmhouse details. A nice shop and large shed offer plenty of storage or workspace--perfect for hobbies, equipment, or outdoor projects. Country living with convenience!

5. 2025-11-07
   price $319,000 493-char remark

   Show marketing remark (493 chars)

   Escape to country charm in this 4-bed, 2-bath farmhouse set on 1.5 peaceful acres just 10 minutes from Batesville and 20 minutes from Oxford. Enjoy morning coffee on the spacious front porch or relax on the large back deck overlooking open views. The home features a two-car garage, generous living space, and timeless farmhouse details. A nice shop and large shed offer plenty of storage or workspace—perfect for hobbies, equipment, or outdoor projects. Country living with convenience!

6. 2025-10-04
   listed $339,000 Active 493-char remark

   Show marketing remark (493 chars)

   Escape to country charm in this 4-bed, 2-bath farmhouse set on 1.5 peaceful acres just 10 minutes from Batesville and 20 minutes from Oxford. Enjoy morning coffee on the spacious front porch or relax on the large back deck overlooking open views. The home features a two-car garage, generous living space, and timeless farmhouse details. A nice shop and large shed offer plenty of storage or workspace—perfect for hobbies, equipment, or outdoor projects. Country living with convenience!

7. 2022-08-31
   soldstatus
8. 2022-07-29
   listed $284,000
9. 2018-10-12
   soldstatus
10. 2018-10-12
    soldstatus
11. 2018-08-21
    listed $189,000
12. 2018-08-20
    listed $189,000

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $2,228 · $186/mo
• Expected delta: +$586/yr (+$49/mo · 35.7%)

ⓘ 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 6/10 Major
• 🌡 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: $13,390
• − Mortgage interest: −$15,796
• − Property taxes: −$1,641
• − Insurance: −$1,410
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$8,204
• Taxable loss: −$15,803
• Est. tax savings @ 24.0%: +$3,793
• After-tax cash flow: $-6,426/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: South Panola School District
• NCES district ID: 2804050
• Math proficiency: 31% ▼ -22.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $37,663
• Composite: 26.27/100
• National rank: #7250
• State rank: #65 of 130 in MS

Livability — Batesville

• Score: 58/100
• State rank: #268
• US rank: #21192

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety D+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,970
• Population (ZIP): 3,639

Population outlook (Panola County) Hauer SSP2

• Today (2025): 32,645 people
• By 2030: 31,477 · -3.6%
• By 2040: 28,894 · -11.5%
• By 2050: 26,108 · -20.0%
• By 2075: 19,292 · -40.9%
• By 2100: 12,787 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 34% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1%

Political lean MEDSL · Panola

• 2024 margin: R (+14.8) · D 42.0% · R 56.9% · Other 1.1%
• 2008→2024 swing: -21.4pp toward R · 2008: 6.5pp · 2024: -14.8pp
• All cycles: 2024: R+14.8 2020: R+4.2 2016: R+0.5 2012: D+8.6 2008: D+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.46%
• Current HPI: 185.4666
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+49.2% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $282,000 MLSU
• 2026-02-11 Price Changed $282,000 NCMBR
• 2025-11-19 Listed $319,000 MLSU
• 2025-11-07 Price Changed $319,000 NCMBR
• 2025-10-04 Listed $339,000 NCMBR
• 2022-08-31 Sold (MLS) — NCMBR
• 2022-07-29 Listed $284,000 NCMBR
• 2018-10-12 Sold (MLS) — NCMBR
• 2018-10-12 Sold (MLS) — MLSU
• 2018-08-21 Listed $189,000 NCMBR
• 2018-08-20 Listed $189,000 MLSU

Property tax history

+29.8%/yr

Latest (2025): $1,641 · +38.5% YoY. Source: county tax records.