10100 Echo Glen Dr · Helena, MS 39562

$180,000

3 bd · 2.0 ba · 2,242 sqft · SingleFamily public records · 61 Days on market

Built 1971 2.09 ac lot Est $242k · 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).

• Cash flow +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this spacious fixer-upper full of potential! This 3-bedroom, 2.5-bath home offers approximately 2,242 square feet of living space and a flexible layout ready for your personal touch. Inside, you'll find a formal dining room, living room, and a cozy den featuring a wood-burning fireplace—perfect for relaxing evenings. The large kitchen offers abundant cabinet space, and the separate laundry room adds convenience. Upstairs, a bonus room provides additional space for a home office, playroom, or guest area. The extra-large primary bedroom offers plenty of room to create your own private retreat. Situated on 2 acres, this property gives you room to roam, garden, or

Key facts

• Cozy den
• Formal dining room
• Large kitchen

Tags

• FORMAL DINING ROOM
• COZY DEN
• WOOD-BURNING FIREPLACE
• LARGE KITCHEN
• ABUNDANT CABINET SPACE
• SEPARATE LAUNDRY ROOM

Property features AI

Exterior

• Parking: 2-space carport; Paved parking
• Utilities: Public sewer; Community and public water; Electricity connected
• Home design: Single-family house; One and a half stories; Fixer condition
• Construction: Brick veneer exterior; Slab foundation; Built in public records (year built from public records)
• Exterior features: Covered porch; Shingle roof; Fenced yard (other); Corner lot

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Carpet; Combination flooring; Laminate; Tile
• Bathrooms: 3 total bathrooms (2 full, 1 half)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Den with fireplace; Private yard
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $148k (17.7% below list).
• Recommended offer: $148k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#190 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: health & safety D+, amenities F, commute F.
• Moss Point Separate School District (suburban): math 17% / reading 22% proficiency, ranked #94 of 130 in MS (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Moss Point Kreole Primary School (394 students, 100% FRL); Magnolia Middle School (math 19% / reading 23%, grade F, #112 of 179 statewide, top 64%, 381 students, 100% FRL); Moss Point High School (math 27% / reading 27%, grade F, #101 of 197 statewide, top 54%, 455 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 516 units permitted in Jackson County in 2024 (6 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe 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 $148,177 (17.7% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 F-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. 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?
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: 0.82% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $242,136
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10001 Echo Glen Dr	0.11mi	3/2.5	2,268 (+1%)	10mo	$245,000	$108	82
10132 Graystone Dr	0.13mi	3/2.0	1,910 (-15%)	2mo	$120,000	$63	68

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-21,838
• Equity at exit: $26,839

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-9,840
• Equity at exit: $15,563

Cash invested: $50,400 (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 39562

• Home prices YoY: -25.6%
• Active inventory: 114
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $117

Break-even live

Break-even rent $1,334

Max offer price $180,000

Occupancy floor 87%

Sensitivity live

Price	-10% $218	-5% $168	+0% $117	+5% $66	+10% $15
Rent	-10% $0	-5% $58	+0% $117	+5% $175	+10% $234
Rate	-1.0pp $207	-0.5pp $162	base $117	+0.5pp $70	+1.0pp $22

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $180,000 Active 61 DOM
2. 2026-06-18
   days on market $180,000 Active 58 DOM
3. 2026-06-17
   days on market $180,000 Active 57 DOM
4. 2026-06-16
   days on market $180,000 Active 56 DOM
5. 2026-06-15
   days on market $180,000 Active 55 DOM
6. 2026-06-14
   days on market $180,000 Active 53 DOM
7. 2026-06-13
   days on market $180,000 Active 52 DOM
8. 2026-06-10
   days on market $180,000 Active 50 DOM
9. 2026-06-09
   days on market $180,000 Active 49 DOM
10. 2026-06-08
    days on market $180,000 Active 48 DOM
11. 2026-06-07
    days on market $180,000 Active 47 DOM
12. 2026-06-02
    days on market $180,000 Active 42 DOM
13. 2026-06-01
    days on market $180,000 Active 41 DOM
14. 2026-05-31
    days on market $180,000 Active 40 DOM
15. 2026-05-30
    days on market $180,000 Active 39 DOM
16. 2026-04-21
    listed $195,000 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: $421 · $35/mo
• Projected year-2 tax: $1,422 · $119/mo
• Expected delta: +$1,001/yr (+$83/mo · 237.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $17,781
• − Mortgage interest: −$10,083
• − Property taxes: −$421
• − Insurance: −$900
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$5,236
• Taxable loss: −$1,704
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $1,808/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: Moss Point Separate School District
• NCES district ID: 2803000
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 22% ▬ 0.00%
• Median HH income: $38,041
• Composite: 16.34/100
• National rank: #9205
• State rank: #94 of 130 in MS

Livability — Helena

• Score: 61/100
• State rank: #190
• US rank: #17518

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C Housing A Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena, MS
• Population (ZIP): 17,142

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 146,926 people
• By 2030: 148,442 · +1.0%
• By 2040: 149,631 · +1.8%
• By 2050: 148,723 · +1.2%
• By 2075: 147,845 · +0.6%
• By 2100: 144,510 · -1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+39.9) · D 29.5% · R 69.4% · Other 1.1%
• 2008→2024 swing: -6.4pp toward R · 2008: -33.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+34.6 2016: R+39.9 2012: R+36.1 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.87%
• Current HPI: 182.2784
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-21 Listed $195,000 MLSU

Property tax history

+7.4%/yr

Latest (2025): $421 · +0.1% YoY. Source: county tax records.