11319 Wren Dr · Eudora, MS 38632

$175,000

3 bd · 2.0 ba · 1,509 sqft · SingleFamily public records · 50 Days on market

Built 2003 0.63 ac lot $116/sqft · 25% below area Est $240k · 27% under $29/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

HUD home, sold "as is" HUD case# 281-547767Charming 3-bedroom, 2-bath brick home situated on a desirable corner lot in a peaceful lake community. This property spans approximately 0.63 acres across two lots, offering extra space and privacy. Inside, you'll find a spacious eat-in kitchen with durable tile flooring, perfect for everyday living and entertaining. The home also features a 2-car garage and a large back deck, ideal for relaxing or hosting gatherings while enjoying the outdoor setting. A great opportunity to enjoy comfortable living with added space in a scenic location

Key facts

• Large back deck
• Lake community
• Corner lot

Tags

• CORNER LOT
• LAKE COMMUNITY
• LARGE BACK DECK

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $350 covering grounds maintenance; Community features: Lake

Exterior

• Parking: Attached garage; 2-car garage; Garage faces front; Concrete driveway/parking
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single-family house; One story; Entry level: main
• Construction: Vinyl and brick veneer exterior; Metal roof; Slab foundation; Built (year source: assessor)
• Exterior features: Deck; Portable building; Sloped lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Breakfast bar
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 $5k 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 50 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $55k (24%) 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (median comp): $239,758
• List price: $175,000
• Delta: -27.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3670 Glen Artney Cv	0.37mi	3/2.0	1,479 (-2%)	5mo	$249,000	$168	75
3211 Snow Downs Rdg	0.73mi	3/2.0	1,540 (+2%)	11mo	$234,900	$153	53
3248 Monans Rill Cv	0.64mi	3/2.0	1,700 (+13%)	22mo	$279,000	$164	31
3320 Snowdowns Rdg	0.71mi	2/2.0 (-1)	1,287 (-15%)	17mo	$230,000	$179	23

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,706
• Equity at exit: $26,093

10-year hold

• IRR: 8.0%
• Equity multiple: 1.53×
• Total profit: $25,961
• Equity at exit: $15,131

Cash invested: $49,000 (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 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 407
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,163 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$73
• HOA: −$29
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $588

Break-even live

Break-even rent $1,419

Max offer price $175,000

Occupancy floor 68%

Sensitivity live

Price	-10% $687	-5% $637	+0% $588	+5% $538	+10% $489
Rent	-10% $417	-5% $502	+0% $588	+5% $673	+10% $758
Rate	-1.0pp $676	-0.5pp $632	base $588	+0.5pp $542	+1.0pp $496

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 25 events

1. 2026-06-13
   status $175,000 Pending 50 DOM
2. 2026-06-10
   days on market $175,000 Active 50 DOM
3. 2026-06-09
   days on market $175,000 Active 49 DOM
4. 2026-06-08
   days on market $175,000 Active 48 DOM
5. 2026-06-07
   pricedays on market $175,000 Active 47 DOM
6. 2026-06-03
   days on market $230,000 Active 43 DOM
7. 2026-06-02
   days on market $230,000 Active 42 DOM
8. 2026-06-01
   days on market $230,000 Active 41 DOM
9. 2026-05-31
   days on market $230,000 Active 40 DOM
10. 2026-04-21
    listed $230,000 Active 595-char remark
11. 2025-12-11
    historical
12. 2025-12-04
    soldstatus $200,900
13. 2025-06-24
    listed $249,900 Active
14. 2025-06-24
    listed $249,900 Active
15. 2025-04-28
    historical
16. 2025-04-11
    price $249,900
17. 2025-01-22
    price $258,900
18. 2024-10-28
    listed $259,900 Active
19. 2024-02-21
    soldstatus Closed
20. 2024-01-19
    status Pending
21. 2024-01-15
    status Active
22. 2024-01-11
    status Pending
23. 2024-01-02
    listed $234,900 Active
24. 2005-03-17
    soldstatus
25. 2004-08-01
    listed $120,000

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: +$165/yr (+$14/mo · 13.6%)

ⓘ 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 6/10 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: $25,954
• − Mortgage interest: −$9,803
• − Property taxes: −$1,217
• − Insurance: −$875
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − HOA: −$348
• − Depreciation: −$5,091
• Taxable income: $4,468
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $5,979/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

+45.8% since first listed

18 events — show timeline

• 2026-06-10 Pending — MLSU
• 2026-06-05 Price Changed $175,000 MLSU
• 2026-04-21 Listed $230,000 MLSU
• 2025-12-11 Listing Removed — MLSU
• 2025-12-04 Sold (Public Records) $200,900 Public Records
• 2025-06-24 Listed $249,900 NCMBR
• 2025-06-24 Listed $249,900 MLSU
• 2025-04-28 Listing Removed — MLSU
• 2025-04-11 Price Changed $249,900 MLSU
• 2025-01-22 Price Changed $258,900 MLSU
• 2024-10-28 Listed $259,900 MLSU
• 2024-02-21 Sold (MLS) — MLSU
• 2024-01-19 Pending — MLSU
• 2024-01-15 Relisted — MLSU
• 2024-01-11 Pending — MLSU
• 2024-01-02 Listed $234,900 MLSU
• 2005-03-17 Sold (MLS) — MLSU
• 2004-08-01 Listed $120,000 MLSU

Property tax history

+5.3%/yr

Latest (2025): $1,217 · +65.2% YoY. Source: county tax records.