210 Eureka St · Batesville, MS 38606

$152,000

3 bd · 1.0 ba · 1,461 sqft · SingleFamily public records · 144 Days on market

Built 1920 1.00 ac lot $104/sqft · 20% below area Est $217k · 30% under ↓ 8% since listing

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• 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

Located on a spacious 1-acre lot just a short walk from beautiful downtown Batesville, this 3-bedroom, 1-bath home is full of potential and charm. Step onto the inviting front porch and imagine relaxing evenings in a peaceful setting that still offers close-to-town convenience. Inside, you'll find multiple fireplaces that have been shut off but could easily be converted to gas logs, offering the opportunity to create cozy spaces in the bedroom, sunroom, or living areas. With all-electric service, TVI Fiber availability, and a roof that's approximately five years old, this home provides a solid foundation for updates and personalization. Whether you're looking to renovate, invest, or make it your own, this property offers space, location, and possibilities — all priced under $200,000.

Key facts

• Multiple fireplaces
• Inviting front porch
• All electric setup

Tags

• SPACIOUS 1 ACRE LOT
• MULTIPLE FIREPLACES
• INVITING FRONT PORCH
• ALL ELECTRIC SETUP
• ROOF APPROXIMATELY 5 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $220 ($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 $146k (4.0% below list).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $5k 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

• It's been on market 144 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $133,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $216,700
• List price: $152,000
• Delta: -29.86%
• 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
104 Autumnwood Cv	0.20mi	4/2.5 (+1)	1,537 (+5%)	2mo	$305,000	$198	69
108 Acorn Ln	0.65mi	3/2.0	1,450 (-1%)	2mo	$220,000	$152	63
107 Acorn Ln	0.62mi	3/2.0	1,424 (-2%)	11mo	$220,000	$154	54
216 East St	0.70mi	3/2.0	1,521 (+4%)	15mo	$84,900	$56	44

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,654
• Equity at exit: $22,664

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $8,581
• Equity at exit: $13,142

Cash invested: $42,560 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $220

Break-even live

Break-even rent $1,181

Max offer price $152,000

Occupancy floor 80%

Sensitivity live

Price	-10% $306	-5% $263	+0% $220	+5% $177	+10% $134
Rent	-10% $105	-5% $163	+0% $220	+5% $278	+10% $336
Rate	-1.0pp $297	-0.5pp $259	base $220	+0.5pp $181	+1.0pp $141

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $152,000 Active 144 DOM
2. 2026-06-18
   days on market $152,000 Active 143 DOM
3. 2026-06-17
   days on market $152,000 Active 142 DOM
4. 2026-06-16
   days on market $152,000 Active 141 DOM
5. 2026-06-15
   days on market $152,000 Active 140 DOM
6. 2026-06-14
   days on market $152,000 Active 138 DOM
7. 2026-06-12
   days on market $152,000 Active 137 DOM
8. 2026-06-09
   days on market $152,000 Active 134 DOM
9. 2026-06-08
   days on market $152,000 Active 133 DOM
10. 2026-06-07
    days on market $152,000 Active 132 DOM
11. 2026-06-05
    days on market $152,000 Active 129 DOM
12. 2026-06-03
    days on market $152,000 Active 128 DOM
13. 2026-06-02
    days on market $152,000 Active 127 DOM
14. 2026-06-01
    days on market $152,000 Active 126 DOM
15. 2026-05-31
    days on market $152,000 Active 125 DOM
16. 2026-05-30
    days on market $152,000 Active 124 DOM
17. 2026-04-23
    status Active 800-char remark

    Show marketing remark (732 chars)

    Opportunity awaits at 210 Eureka Street! This 3 bedroom, 1 bath home sits on a spacious 1-acre lot and is just a short walk to beautiful downtown Batesville — location, space, and potential all in one. This home features multiple fireplaces that have been shut off but could easily be converted to gas logs. Just imagine cozy evenings with a fireplace in your bedroom, sunroom, or living space. Add in an inviting front porch, an all-electric setup, TVI Fiber availability, and a roof that's approximately 5 years old, and you've got a solid foundation ready for your personal touch. ✨ All of this priced under $200,000 ✨ Perfect for homeowners, renovators, or investors looking for charm and convenience near downtown.

18. 2026-04-23
    status Active 732-char remark

    Show marketing remark (732 chars)

    Opportunity awaits at 210 Eureka Street! This 3 bedroom, 1 bath home sits on a spacious 1-acre lot and is just a short walk to beautiful downtown Batesville — location, space, and potential all in one. This home features multiple fireplaces that have been shut off but could easily be converted to gas logs. Just imagine cozy evenings with a fireplace in your bedroom, sunroom, or living space. Add in an inviting front porch, an all-electric setup, TVI Fiber availability, and a roof that's approximately 5 years old, and you've got a solid foundation ready for your personal touch. ✨ All of this priced under $200,000 ✨ Perfect for homeowners, renovators, or investors looking for charm and convenience near downtown.

19. 2026-04-13
    status Pending 732-char remark

    Show marketing remark (800 chars)

    Located on a spacious 1-acre lot just a short walk from beautiful downtown Batesville, this 3-bedroom, 1-bath home is full of potential and charm. Step onto the inviting front porch and imagine relaxing evenings in a peaceful setting that still offers close-to-town convenience. Inside, you'll find multiple fireplaces that have been shut off but could easily be converted to gas logs, offering the opportunity to create cozy spaces in the bedroom, sunroom, or living areas. With all-electric service, TVI Fiber availability, and a roof that's approximately five years old, this home provides a solid foundation for updates and personalization. Whether you're looking to renovate, invest, or make it your own, this property offers space, location, and possibilities — all priced under $200,000.

20. 2026-04-13
    status Pending 800-char remark

    Show marketing remark (800 chars)

    Located on a spacious 1-acre lot just a short walk from beautiful downtown Batesville, this 3-bedroom, 1-bath home is full of potential and charm. Step onto the inviting front porch and imagine relaxing evenings in a peaceful setting that still offers close-to-town convenience. Inside, you'll find multiple fireplaces that have been shut off but could easily be converted to gas logs, offering the opportunity to create cozy spaces in the bedroom, sunroom, or living areas. With all-electric service, TVI Fiber availability, and a roof that's approximately five years old, this home provides a solid foundation for updates and personalization. Whether you're looking to renovate, invest, or make it your own, this property offers space, location, and possibilities — all priced under $200,000.

21. 2026-03-19
    price $152,000 800-char remark

    Show marketing remark (732 chars)

    Opportunity awaits at 210 Eureka Street! This 3 bedroom, 1 bath home sits on a spacious 1-acre lot and is just a short walk to beautiful downtown Batesville — location, space, and potential all in one. This home features multiple fireplaces that have been shut off but could easily be converted to gas logs. Just imagine cozy evenings with a fireplace in your bedroom, sunroom, or living space. Add in an inviting front porch, an all-electric setup, TVI Fiber availability, and a roof that's approximately 5 years old, and you've got a solid foundation ready for your personal touch. ✨ All of this priced under $200,000 ✨ Perfect for homeowners, renovators, or investors looking for charm and convenience near downtown.

22. 2026-03-19
    price $152,000 732-char remark

    Show marketing remark (732 chars)

    Opportunity awaits at 210 Eureka Street! This 3 bedroom, 1 bath home sits on a spacious 1-acre lot and is just a short walk to beautiful downtown Batesville — location, space, and potential all in one. This home features multiple fireplaces that have been shut off but could easily be converted to gas logs. Just imagine cozy evenings with a fireplace in your bedroom, sunroom, or living space. Add in an inviting front porch, an all-electric setup, TVI Fiber availability, and a roof that's approximately 5 years old, and you've got a solid foundation ready for your personal touch. ✨ All of this priced under $200,000 ✨ Perfect for homeowners, renovators, or investors looking for charm and convenience near downtown.

23. 2026-01-16
    listed $165,000 Active 800-char remark

    Show marketing remark (732 chars)

    Opportunity awaits at 210 Eureka Street! This 3 bedroom, 1 bath home sits on a spacious 1-acre lot and is just a short walk to beautiful downtown Batesville — location, space, and potential all in one. This home features multiple fireplaces that have been shut off but could easily be converted to gas logs. Just imagine cozy evenings with a fireplace in your bedroom, sunroom, or living space. Add in an inviting front porch, an all-electric setup, TVI Fiber availability, and a roof that's approximately 5 years old, and you've got a solid foundation ready for your personal touch. ✨ All of this priced under $200,000 ✨ Perfect for homeowners, renovators, or investors looking for charm and convenience near downtown.

24. 2026-01-16
    listed $165,000 Active 732-char remark

    Show marketing remark (732 chars)

    Opportunity awaits at 210 Eureka Street! This 3 bedroom, 1 bath home sits on a spacious 1-acre lot and is just a short walk to beautiful downtown Batesville — location, space, and potential all in one. This home features multiple fireplaces that have been shut off but could easily be converted to gas logs. Just imagine cozy evenings with a fireplace in your bedroom, sunroom, or living space. Add in an inviting front porch, an all-electric setup, TVI Fiber availability, and a roof that's approximately 5 years old, and you've got a solid foundation ready for your personal touch. ✨ All of this priced under $200,000 ✨ Perfect for homeowners, renovators, or investors looking for charm and convenience near downtown.

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $1,201 · $100/mo
• Expected delta: +$335/yr (+$28/mo · 38.7%)

ⓘ 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 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: $17,511
• − Mortgage interest: −$8,514
• − Property taxes: −$866
• − Insurance: −$760
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$4,422
• Taxable income: $148
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,607/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

-7.9% since first listed

8 events — show timeline

• 2026-04-23 Relisted — NCMBR
• 2026-04-23 Relisted — MLSU
• 2026-04-13 Pending — MLSU
• 2026-04-13 Pending — NCMBR
• 2026-03-19 Price Changed $152,000 NCMBR
• 2026-03-19 Price Changed $152,000 MLSU
• 2026-01-16 Listed $165,000 NCMBR
• 2026-01-16 Listed $165,000 MLSU

Property tax history

+3.6%/yr

Latest (2025): $866 · +22.1% YoY. Source: county tax records.