11664 Oak Dr · Eudora, MS 38632

$185,000

2 bd · 2.0 ba · 937 sqft · SingleFamily public records · 84 Days on market

Built 1960 0.85 ac lot $197/sqft · waterfront premium Est $214k · 14% under · waterfront $18/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +13.6/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lakefront home in the Woodland Lake Community! This 2 bed, 2 bath home offers 1,395 square feet with beautiful water views and a comfortable layout. Enjoy peaceful lakefront living while still being located in Desoto County! Main level of the home consist of 927 square feet including the Kitchen, Dining Area, Living Room, Sun Room, Bedroom and Bathroom. 2nd level of the home is below grade and consists of 467 square feet with a Bedroom, Bathroom, and Utility Room. Don't miss out on this beautiful home on the Lake!

Key facts

• Water views
• Comfortable layout
• Lakefront home

Tags

• LAKEFRONT HOME
• WOODLAND LAKE COMMUNITY
• WATER VIEWS
• COMFORTABLE LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (7.0% below list).
• Recommended offer: $172k (7.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Desoto County School District (suburban): math 48% / reading 42% proficiency, ranked #20 of 130 in MS (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Cormorant Elementary (math 48% / reading 55%, grade C-, #56 of 375 statewide, top 15%, 647 students, 100% FRL); Lake Cormorant Middle (math 51% / reading 30%, grade F, #60 of 179 statewide, top 37%, 764 students, 100% FRL); Lake Cormorant High (math 29% / reading 42%, grade F, #66 of 197 statewide, top 34%, 969 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.4%/yr); 407 active listings in the ZIP; solid renter incomes; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,142 (7.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (median comp): $214,063
• List price: $185,000
• Delta: -13.58%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2815 Woodland Lake Dr	0.42mi	1/2.0 (-1)	952 (+2%)	24mo	$220,000	$231	53
2830 Elm Dr	0.37mi	2/1.0	1,064 (+14%)	11mo	$250,000	$235	47

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-18,987
• Equity at exit: $27,584

10-year hold

• IRR: -5.3%
• Equity multiple: 0.70×
• Total profit: $-15,602
• Equity at exit: $15,995

Cash invested: $51,800 (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 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 407
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$77
• HOA: −$18
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $253

Break-even live

Break-even rent $1,401

Max offer price $185,000

Occupancy floor 80%

Sensitivity live

Price	-10% $358	-5% $305	+0% $253	+5% $201	+10% $148
Rent	-10% $117	-5% $185	+0% $253	+5% $321	+10% $389
Rate	-1.0pp $346	-0.5pp $300	base $253	+0.5pp $205	+1.0pp $156

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-10
   days on market $185,000 Active 84 DOM
2. 2026-06-09
   days on market $185,000 Active 83 DOM
3. 2026-06-08
   days on market $185,000 Active 82 DOM
4. 2026-06-07
   days on market $185,000 Active 81 DOM
5. 2026-06-03
   days on market $185,000 Active 77 DOM
6. 2026-06-02
   days on market $185,000 Active 76 DOM
7. 2026-06-01
   status $185,000 Active 75 DOM
8. 2026-04-15
   price $192,000 519-char remark

   Show marketing remark (519 chars)

   Lakefront home in the Woodland Lake Community! This 2 bed, 2 bath home offers 1,395 square feet with beautiful water views and a comfortable layout. Enjoy peaceful lakefront living while still being located in Desoto County! Main level of the home consist of 927 square feet including the Kitchen, Dining Area, Living Room, Sun Room, Bedroom and Bathroom. 2nd level of the home is below grade and consists of 467 square feet with a Bedroom, Bathroom, and Utility Room. Don't miss out on this beautiful home on the Lake!

9. 2026-03-11
   listed $199,000 Active 519-char remark

   Show marketing remark (519 chars)

   Lakefront home in the Woodland Lake Community! This 2 bed, 2 bath home offers 1,395 square feet with beautiful water views and a comfortable layout. Enjoy peaceful lakefront living while still being located in Desoto County! Main level of the home consist of 927 square feet including the Kitchen, Dining Area, Living Room, Sun Room, Bedroom and Bathroom. 2nd level of the home is below grade and consists of 467 square feet with a Bedroom, Bathroom, and Utility Room. Don't miss out on this beautiful home on the Lake!

10. 2017-12-29
    soldstatus
11. 2017-12-27
    soldstatus 405-char remark

    Show marketing remark (405 chars)

    Beautiful 2 bedroom 2 bath lake front home on a wooded lot in Woodland Lake Subdivision. Home has been updated with fresh paint throughout. There are gorgeous wood floors in the family/dining room. The vaulted, wooden ceiling is breathtaking. The kitchen has tile floors, plenty of cabinets and new stainless appliances. Both bedrooms are nice size. The laundry room is spacious and has a large sink.

12. 2017-04-13
    listed $104,900 405-char remark

    Show marketing remark (405 chars)

    Beautiful 2 bedroom 2 bath lake front home on a wooded lot in Woodland Lake Subdivision. Home has been updated with fresh paint throughout. There are gorgeous wood floors in the family/dining room. The vaulted, wooden ceiling is breathtaking. The kitchen has tile floors, plenty of cabinets and new stainless appliances. Both bedrooms are nice size. The laundry room is spacious and has a large sink.

13. 2015-06-12
    historical
14. 2014-05-22
    listed $104,900
15. 2013-07-15
    historical
16. 2012-11-05
    listed $99,900

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$962/yr (+$80/mo · 192.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,657
• − Mortgage interest: −$10,363
• − Property taxes: −$500
• − Insurance: −$925
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − HOA: −$216
• − Depreciation: −$5,382
• Taxable loss: −$34
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $3,044/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: Desoto County School District
• NCES district ID: 2801320
• Math proficiency: 48% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $59,272
• Composite: 39.56/100
• National rank: #3933
• State rank: #20 of 130 in MS

Livability — Eudora

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: DeSoto County · 176,513 people
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 31,374
• Household income: $93,583
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 24.0

Population outlook (DeSoto County) Hauer SSP2

• Today (2025): 203,338 people
• By 2030: 217,692 · +7.1%
• By 2040: 245,320 · +20.6%
• By 2050: 270,133 · +32.8%
• By 2075: 323,341 · +59.0%
• By 2100: 348,742 · +71.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · DeSoto

• 2024 margin: Strong R (+24.1) · D 36.7% · R 60.8% · Other 2.5%
• 2008→2024 swing: +14.2pp toward D · 2008: -38.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+23.9 2016: R+34.8 2012: R+33.5 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.49%
• Current HPI: 176.8843
• Rent YoY: ▼ -0.43%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+92.2% since first listed

9 events — show timeline

• 2026-04-15 Price Changed $192,000 MLSU
• 2026-03-11 Listed $199,000 MLSU
• 2017-12-29 Sold (Public Records) — Public Records
• 2017-12-27 Sold (MLS) — MLSU
• 2017-04-13 Listed $104,900 MLSU
• 2015-06-12 Listing Removed — MLSU
• 2014-05-22 Listed $104,900 MLSU
• 2013-07-15 Listing Removed — MLSU
• 2012-11-05 Listed $99,900 MLSU

Property tax history

+2.5%/yr

Latest (2025): $500 · +11.5% YoY. Source: county tax records.