400 Red Hill Cir · Batesville, MS 38606

$629,000

3 bd · 2.0 ba · 1,000 sqft · MultiFamily · 77 Days on market

Built 2000 Poor condition 6.00 ac lot

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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 +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 +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent investment opportunity featuring an 11-unit mobile home park situated on approximately 6 acres. This income-producing property offers multiple occupied units with established rental history, providing immediate cash flow for the next owner. The spacious acreage allows for potential expansion, repositioning, or value-add improvements, making it ideal for investors looking to grow their portfolio. The layout supports efficient management while offering tenants a quiet setting with convenient access to nearby amenities and major roadways. With solid income potential and room to increase returns, this property presents a compelling opportunity for both seasoned and new investors alike.

Key facts

• Occupied units
• Immediate cash flow
• Potential expansion

Tags

• 11 UNIT MOBILE HOME PARK
• APPROXIMATELY 6 ACRES
• OCCUPIED UNITS
• ESTABLISHED RENTAL HISTORY
• IMMEDIATE CASH FLOW
• POTENTIAL EXPANSION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $629k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $629k).
• Recommended offer: $591k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 $4k of loan paydown is wiped out by about $19k 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 $176k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($591k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; 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 $591,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.81% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.74%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.11×
• Total profit: $194,939
• Equity at exit: $93,786

10-year hold

• IRR: 34.3%
• Equity multiple: 4.14×
• Total profit: $552,486
• Equity at exit: $54,384

Cash invested: $176,120 (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: 50.6×

Monthly cashflow live

• Estimated rent: $11,399 medium
• Mortgage (P&I): −$3,299
• Tax est. 1.5%: −$786 /mo · $9,435/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,394
• Net cashflow: $4,658

Break-even live

Break-even rent $5,502

Max offer price $629,000

Occupancy floor 54%

11-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 11× units	3	2	$11,396
Total (11 units)			$11,399

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: $157,250
• Closing costs: $18,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $629,000 Active 77 DOM
2. 2026-06-18
   days on market $629,000 Active 76 DOM
3. 2026-06-17
   days on market $629,000 Active 75 DOM
4. 2026-06-16
   days on market $629,000 Active 74 DOM
5. 2026-06-15
   days on market $629,000 Active 73 DOM
6. 2026-06-14
   days on market $629,000 Active 71 DOM
7. 2026-06-12
   days on market $629,000 Active 70 DOM
8. 2026-06-09
   days on market $629,000 Active 67 DOM
9. 2026-06-08
   days on market $629,000 Active 66 DOM
10. 2026-06-07
    days on market $629,000 Active 65 DOM
11. 2026-06-05
    days on market $629,000 Active 62 DOM
12. 2026-06-03
    days on market $629,000 Active 61 DOM
13. 2026-06-02
    days on market $629,000 Active 60 DOM
14. 2026-06-01
    days on market $629,000 Active 59 DOM
15. 2026-05-31
    days on market $629,000 Active 58 DOM
16. 2026-05-30
    days on market $629,000 Active 57 DOM
17. 2026-04-03
    listed $629,000 Active 700-char remark

    Show marketing remark (700 chars)

    Excellent investment opportunity featuring an 11-unit mobile home park situated on approximately 6 acres. This income-producing property offers multiple occupied units with established rental history, providing immediate cash flow for the next owner. The spacious acreage allows for potential expansion, repositioning, or value-add improvements, making it ideal for investors looking to grow their portfolio. The layout supports efficient management while offering tenants a quiet setting with convenient access to nearby amenities and major roadways. With solid income potential and room to increase returns, this property presents a compelling opportunity for both seasoned and new investors alike.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5/10 Major 26% 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: $136,788
• − Mortgage interest: −$35,234
• − Property taxes: −$9,435
• − Insurance: −$3,145
• − Repairs & maintenance: −$10,943
• − Management: −$10,943
• − Depreciation: −$18,298
• Taxable income: $48,790
• Est. tax owed @ 24.0%: −$11,710
• After-tax cash flow: $44,190/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This multi-family property is in poor condition and requires extensive repairs and updates to improve its condition and increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding is in poor condition, with visible wear and tear.
• Major flooring — The flooring is in poor condition, with visible wear and tear.
• Major interior walls/paint — The interior walls and paint are in poor condition, with visible wear and tear.
• Major HVAC/mechanicals — The HVAC and mechanical systems are in poor condition, with visible wear and tear.
• Major landscaping — The landscaping is in poor condition, with overgrown vegetation and lack of maintenance.

Value-add opportunities

• Both roof repair — Repairing the roof will improve the overall condition of the property and increase its value.
• Both exterior siding and paint — Updating the exterior siding and paint will improve the curb appeal and increase the property's value.
• Both flooring — Replacing the flooring will improve the overall condition of the property and increase its value.
• Both HVAC/mechanicals — Updating the HVAC and mechanical systems will improve the property's functionality and increase its value.
• Both landscaping — Landscaping the property will improve the curb appeal and increase the property's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding is in poor condition, with visible wear and tear.	Major	$15,000–50,000
flooring · The flooring is in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint are in poor condition, with visible wear and tear.	Major	$15,000–50,000
HVAC/mechanicals · The HVAC and mechanical systems are in poor condition, with visible wear and tear.	Major	$15,000–50,000
landscaping · The landscaping is in poor condition, with overgrown vegetation and lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both roof repair — Repairing the roof will improve the overall condition of the property and increase its value. ↑
• Both exterior siding and paint — Updating the exterior siding and paint will improve the curb appeal and increase the property's value. ↑
• Both flooring — Replacing the flooring will improve the overall condition of the property and increase its value. ↑
• Both HVAC/mechanicals — Updating the HVAC and mechanical systems will improve the property's functionality and increase its value. ↑
• Both landscaping — Landscaping the property will improve the curb appeal and increase the property's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

• 2026-04-03 Listed $629,000 MLSU