10680 High Rd · Eudora, MS 38632

$190,000

3 bd · 2.0 ba · 1,333 sqft · SingleFamily public records · 167 Days on market

Built 1999 0.45 ac lot Est $233k · 19% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.3/10.0
• 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

Immaculate and peaceful property in Lake of the Hills Subdivision. Just minutes to the Casinos! This 3 bedroom 2 bath home is loaded with amenities!! Pergo and ceramic tile flooring, custom paint colors, bamboo roman shades, upgraded lighting, professionally landscaped and includes a huge back deck with a gazebo! The kitchen includes a roomy dining area, laundry room and refrigerator will also remain. The large backyard is fenced for dogs and includes a storage building! Take a look today before this one is sold!!

Key facts

• Large wooden deck
• Fenced back yard
• Storage building

Tags

• LARGE WOODEN DECK
• FENCED BACK YARD
• STORAGE BUILDING
• CONVENIENT TO INTERSTATE 69

Property features AI

Exterior

• Parking: Gravel driveway
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Electricity connected; Cable available and connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick construction; Slab foundation; Asphalt roof; Built (year from assessor)
• Exterior features: Front porch; Deck; Fenced yard (privacy wood fence, full); Few trees; Level lot

Interior

• Kitchen: Electric range; Exhaust fan; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; Two additional bedrooms on main level; Total of 3 bedrooms (all on main level)
• Flooring: Luxury vinyl; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air; Ceiling fans
• Interior features: Eat-in kitchen; Pantry; Breakfast bar; Dead bolt locks; Hinged patio door; Aluminum window frames; Double-pane windows; Smoke detector(s)
• Laundry & utility: Washer/dryer area in kitchen (laundry closet); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% 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 $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 167 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $233,275
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10680 High Rd	0.00mi	3/2.0	1,326 (-0%)	1mo	$190,000	$143	98
10641 Ben Lomond Cv	0.15mi	3/1.0	1,367 (+3%)	13mo	$215,000	$157	74
10653 Ben Lomand	0.15mi	2/1.5 (-1)	1,211 (-9%)	3mo	$212,000	$175	68
3320 Snowdowns Rdg	0.32mi	2/2.0 (-1)	1,287 (-4%)	17mo	$230,000	$179	60
10991 High Rd	0.39mi	3/2.5	1,250 (-6%)	12mo	$229,000	$183	60
10893 Loch Venarcher Cv	0.27mi	3/1.0	1,196 (-10%)	12mo	$161,500	$135	56
10935 Loch Venarcher Cv	0.30mi	2/1.5 (-1)	1,223 (-8%)	19mo	$219,900	$180	50
3670 Glen Artney Cv	0.65mi	3/2.0	1,479 (+11%)	5mo	$249,000	$168	47
3267 Snowdowns Rdg	0.35mi	2/1.0 (-1)	1,173 (-12%)	24mo	$189,000	$161	35
11329 Woodland Lake Dr	0.66mi	2/2.0 (-1)	1,171 (-12%)	14mo	$220,000	$188	32

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-2,304
• Equity at exit: $28,330

10-year hold

• IRR: 5.3%
• Equity multiple: 1.34×
• Total profit: $18,261
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,148 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$79
• HOA: −$29
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $547

Break-even live

Break-even rent $1,456

Max offer price $190,000

Occupancy floor 70%

Sensitivity live

Price	-10% $655	-5% $601	+0% $547	+5% $493	+10% $440
Rent	-10% $377	-5% $462	+0% $547	+5% $632	+10% $717
Rate	-1.0pp $643	-0.5pp $595	base $547	+0.5pp $498	+1.0pp $448

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 10 events

1. 2026-04-27
   status Pending
2. 2026-04-07
   status Active
3. 2026-02-11
   status Pending
4. 2026-01-22
   price $190,000
5. 2025-12-31
   price $205,000
6. 2025-09-16
   listed $225,000 Active
7. 2010-09-30
   soldstatus 519-char remark

   Show marketing remark (519 chars)

   Immaculate and peaceful property in Lake of the Hills Subdivision. Just minutes to the Casinos! This 3 bedroom 2 bath home is loaded with amenities!! Pergo and ceramic tile flooring, custom paint colors, bamboo roman shades, upgraded lighting, professionally landscaped and includes a huge back deck with a gazebo! The kitchen includes a roomy dining area, laundry room and refrigerator will also remain. The large backyard is fenced for dogs and includes a storage building! Take a look today before this one is sold!!

8. 2010-08-09
   listed $114,900 519-char remark

   Show marketing remark (519 chars)

   Immaculate and peaceful property in Lake of the Hills Subdivision. Just minutes to the Casinos! This 3 bedroom 2 bath home is loaded with amenities!! Pergo and ceramic tile flooring, custom paint colors, bamboo roman shades, upgraded lighting, professionally landscaped and includes a huge back deck with a gazebo! The kitchen includes a roomy dining area, laundry room and refrigerator will also remain. The large backyard is fenced for dogs and includes a storage building! Take a look today before this one is sold!!

9. 2004-09-23
   soldstatus 254-char remark

   Show marketing remark (254 chars)

   10680 High Rd. Bank owned home being sold as-is. Carpet and paint will go a long way toward making this home cute again. Nice floor plan with large eat-in kitchen. Private secluded area with wooded area behind home. Lake privileges to neighborhood lakes.

10. 2004-08-04
    listed $65,000 254-char remark

    Show marketing remark (254 chars)

    10680 High Rd. Bank owned home being sold as-is. Carpet and paint will go a long way toward making this home cute again. Nice floor plan with large eat-in kitchen. Private secluded area with wooded area behind home. Lake privileges to neighborhood lakes.

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$956/yr (+$80/mo · 175.2%)

ⓘ 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 5/10 Major
• 🌡 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: $25,779
• − Mortgage interest: −$10,643
• − Property taxes: −$545
• − Insurance: −$950
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − HOA: −$348
• − Depreciation: −$5,527
• Taxable income: $3,641
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $5,692/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

+192.3% since first listed

10 events — show timeline

• 2026-04-27 Pending — MLSU
• 2026-04-07 Relisted — MLSU
• 2026-02-11 Pending — MLSU
• 2026-01-22 Price Changed $190,000 MLSU
• 2025-12-31 Price Changed $205,000 MLSU
• 2025-09-16 Listed $225,000 MLSU
• 2010-09-30 Sold (MLS) — MLSU
• 2010-08-09 Listed $114,900 MLSU
• 2004-09-23 Sold (MLS) — MLSU
• 2004-08-04 Listed $65,000 MLSU

Property tax history

+2.6%/yr

Latest (2025): $545 · +22.9% YoY. Source: county tax records.