204 Deaton St · Batesville, MS 38606

$79,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 248 Days on market

Built 1945 0.29 ac lot ↓ 31% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great Investor opportunity. As-is cash only. New roof rafters and decking. New roof, concrete patio, new windows, new doors and plumbing.

Key facts

• Plumbing
• New doors
• Concrete patio

Tags

• NEW ROOF
• CONCRETE PATIO
• NEW WINDOWS
• NEW DOORS
• PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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 1945 — 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: 1.87% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.91%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $198,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Lomax St	0.36mi	3/2.0	1,752 (+10%)	10mo	$189,000	$108	55
212 Gordan Dr	0.62mi	4/2.0 (+1)	1,544 (-4%)	11mo	$147,000	$95	47
108 Acorn Ln	0.70mi	3/2.0	1,450 (-9%)	2mo	$220,000	$152	46
107 Acorn Ln	0.67mi	3/2.0	1,424 (-11%)	11mo	$220,000	$154	38
212 Court St	0.75mi	3/2.0	1,813 (+13%)	20mo	$225,000	$124	22

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $25,865
• Equity at exit: $11,779

10-year hold

• IRR: 35.6%
• Equity multiple: 4.27×
• Total profit: $72,395
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$111 /mo · $1,331/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $607

Break-even live

Break-even rent $706

Max offer price $79,000

Occupancy floor 54%

Sensitivity live

Price	-10% $651	-5% $629	+0% $607	+5% $584	+10% $562
Rent	-10% $490	-5% $548	+0% $607	+5% $665	+10% $723
Rate	-1.0pp $646	-0.5pp $627	base $607	+0.5pp $586	+1.0pp $565

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $79,000 Active 248 DOM
2. 2026-06-18
   days on market $79,000 Active 247 DOM
3. 2026-06-17
   days on market $79,000 Active 246 DOM
4. 2026-06-16
   days on market $79,000 Active 245 DOM
5. 2026-06-15
   days on market $79,000 Active 244 DOM
6. 2026-06-14
   days on market $79,000 Active 242 DOM
7. 2026-06-12
   days on market $79,000 Active 241 DOM
8. 2026-06-09
   days on market $79,000 Active 238 DOM
9. 2026-06-08
   days on market $79,000 Active 237 DOM
10. 2026-06-07
    days on market $79,000 Active 236 DOM
11. 2026-06-05
    days on market $79,000 Active 233 DOM
12. 2026-06-03
    days on market $79,000 Active 232 DOM
13. 2026-06-02
    days on market $79,000 Active 231 DOM
14. 2026-06-01
    days on market $79,000 Active 230 DOM
15. 2026-05-31
    days on market $79,000 Active 229 DOM
16. 2026-05-30
    days on market $79,000 Active 228 DOM
17. 2026-04-17
    price $79,000 137-char remark

    Show marketing remark (137 chars)

    Great Investor opportunity. As-is cash only. New roof rafters and decking. New roof, concrete patio, new windows, new doors and plumbing.

18. 2025-11-18
    price $89,000 137-char remark

    Show marketing remark (137 chars)

    Great Investor opportunity. As-is cash only. New roof rafters and decking. New roof, concrete patio, new windows, new doors and plumbing.

19. 2025-10-14
    listed $99,000 Active 137-char remark

    Show marketing remark (137 chars)

    Great Investor opportunity. As-is cash only. New roof rafters and decking. New roof, concrete patio, new windows, new doors and plumbing.

20. 2025-07-10
    historical
21. 2025-01-06
    listed $115,000 Active

ⓘ 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: $1,331 · $111/mo
• Projected year-2 tax: $1,331 · $111/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,692
• − Mortgage interest: −$4,425
• − Property taxes: −$1,331
• − Insurance: −$395
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$2,298
• Taxable income: $6,412
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $5,741/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

-31.3% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $79,000 MLSU
• 2025-11-18 Price Changed $89,000 MLSU
• 2025-10-14 Listed $99,000 MLSU
• 2025-07-10 Listing Removed — MLSU
• 2025-01-06 Listed $115,000 MLSU

Property tax history

+9.7%/yr

Latest (2025): $1,331 · +152.4% YoY. Source: county tax records.