103 Park St · Batesville, MS 38606

$150,000

2 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 7 Days on market

Built 1958 0.34 ac lot Est $203k · 26% 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 +15.0/15.0
• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice older home with beautiful original hardwood floors thru-out Can not show till after Aug. 1st give 24 hr. notice of showings Home is in flood zone but never flooded. Ins. is $590 per year with Nationwide. property taxes are homestead but this buyer pays $0 taxes due to spec. tax assessment for age. So buyer would go in on this for this year. file homestead in Jan. if over 65 special assessment. or disabled. Carole to see!!

Key facts

• Spacious yard
• 0.34 acre lot
• Built 1958

Tags

• IMMEDIATE INCOME POTENTIAL
• ESTABLISHED RENTAL HISTORY
• FUNCTIONAL FLOOR PLAN
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available and connected
• Home design: Single-family residence (house); One story; Living area reported from public records
• Construction: Brick construction; Slab foundation; Year built reported from public records
• Exterior features: Shingle roof; Lot approximately 0.34 acres (100 x 154); Zoned for single-family residential

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (15.8% below list).
• Recommended offer: $125k (16.8% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.5% in Batesville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 121 active listings in the ZIP; 10 units permitted in Panola 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 $4k of value loss. Plan a longer hold.
• Panola County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,854 (16.8% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.84% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $202,920
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Gay St	0.11mi	3/1.0 (+1)	1,310 (-2%)	17mo	$199,000	$152	72
108 Acorn Ln	0.19mi	3/2.0 (+1)	1,450 (+9%)	2mo	$220,000	$152	67
107 Acorn Ln	0.21mi	3/2.0 (+1)	1,424 (+7%)	11mo	$220,000	$154	61
213 Georgia St	0.18mi	3/2.0 (+1)	1,523 (+14%)	1mo	$219,900	$144	58
206.5 Gordon Dr	0.70mi	3/2.0 (+1)	1,353 (+1%)	8mo	$155,000	$115	50
101 Boyles St	0.45mi	3/2.0 (+1)	1,509 (+13%)	3mo	$239,000	$158	46
216 East St	0.27mi	3/2.0 (+1)	1,521 (+14%)	15mo	$84,900	$56	43
116 Dabney St	0.61mi	3/2.0 (+1)	1,228 (-8%)	10mo	$192,000	$156	41
115 Holly Cv	0.61mi	3/2.0 (+1)	1,197 (-10%)	18mo	$149,400	$125	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.21×
• Total profit: $-33,290
• Equity at exit: $22,365

10-year hold

• IRR: -17.4%
• Equity multiple: 0.04×
• Total profit: $-40,328
• Equity at exit: $12,969

Cash invested: $42,000 (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 38606

• Active inventory: 121
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-142

Break-even live

Break-even rent $1,443

Max offer price $124,854

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-100	+0% $-142	+5% $-185	+10% $-227
Rent	-10% $-242	-5% $-192	+0% $-142	+5% $-92	+10% $-43
Rate	-1.0pp $-67	-0.5pp $-104	base $-142	+0.5pp $-181	+1.0pp $-221

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $150,000 Active 7 DOM
2. 2026-06-18
   days on market $150,000 Active 6 DOM
3. 2026-06-17
   days on market $150,000 Active 5 DOM
4. 2026-06-16
   days on market $150,000 Active 4 DOM
5. 2026-06-15
   days on market $150,000 Active 3 DOM
6. 2026-06-13
   remarks 376-char remark
7. 2026-06-13
   listed $150,000 Active 1 DOM

ⓘ 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: $1,985 · $165/mo
• Projected year-2 tax: $1,985 · $165/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,150
• − Mortgage interest: −$8,402
• − Property taxes: −$1,985
• − Insurance: −$2,252
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$4,364
• Taxable loss: −$4,277
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $-682/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

• Census place: Batesville, MS
• City population: 14,970
• Population (ZIP): 14,970

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 48% Black 45% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Arabic 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: ▼ -98.06%
• Current HPI: 170.9606
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1.4% since first listed

4 events — show timeline

• 2026-06-12 Listed $150,000 MLSU
• 2021-09-14 Sold (MLS) — NCMBR
• 2021-07-26 Listed $148,000 NCMBR
• 2007-11-09 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,985 · +23.3% YoY. Source: county tax records.