515 S Pocahontas St · Sardis, MS 38666

$170,000

3 bd · 2.5 ba · 2,616 sqft · SingleFamily public records · 52 Days on market

Built 1902 1.20 ac lot $65/sqft · 23% below area Est $220k · 23% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful large older home with hardwood floors, approx. 9 ft ceilings in the town of Sardis, MS. This home has 3 bedrooms and 2.5 baths. Has a large covered porch with an ADA ramp. It has a large living room, off of the living room is a large keeping room, large formal dining room with large bay window with nice views, a nice built in breakfast area just off of the kitchen, kitchen has large cast iron sink with a window above, a pantry, and a built in spice cabinet. There is a mud room off of the kitchen. The bedrooms are very spacious with hard wood floors. The Jack-N-Jill bath has a large cast iron soaking tub. The second bath is a tub/shower combo. Large yard. The back yard is partially fenced in. There are several out buildings that would make a nice workshop. Home has a metal roof and metal siding. Only about 10 mins from I-55 in Sardis, MS and about 20 mins. to Sardis Lake. This property is approx. 45 mins from the University of Mississippi. Approx. 1 hr. from the Memphis Intern

Key facts

• Large covered porch
• Formal dining room
• Large living room

Tags

• HARDWOOD FLOORS
• LARGE COVERED PORCH
• LARGE LIVING ROOM
• KEEPING ROOM
• FORMAL DINING ROOM
• BAY WINDOW

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#235 in MS) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: health & safety D+, schools F, amenities F.
• North Panola School District (rural): math 2% / reading 8% proficiency, ranked #129 of 130 in MS (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 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 52 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (median comp): $219,565
• List price: $170,000
• Delta: -22.57%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Wilkerson Dr	0.74mi	3/2.0	2,756 (+5%)	13mo	$315,000	$114	43
420 Ruffin Dr	0.64mi	4/3.5 (+1)	2,773 (+6%)	17mo	$280,000	$101	36

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-11,102
• Equity at exit: $25,348

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $11,474
• Equity at exit: $14,698

Cash invested: $47,600 (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 38666

• Home prices YoY: -8.3%
• Active inventory: 24
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$150 /mo · $1,794/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $258

Break-even live

Break-even rent $1,407

Max offer price $170,000

Occupancy floor 80%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   status $170,000 Pending 52 DOM
2. 2026-06-16
   days on market $170,000 Active 52 DOM
3. 2026-06-15
   days on market $170,000 Active 51 DOM
4. 2026-06-14
   days on market $170,000 Active 49 DOM
5. 2026-06-12
   days on market $170,000 Active 48 DOM
6. 2026-06-09
   days on market $170,000 Active 45 DOM
7. 2026-06-08
   days on market $170,000 Active 44 DOM
8. 2026-06-07
   statusdays on market $170,000 Active 43 DOM
9. 2026-05-04
   status Pending 1000-char remark

   Show marketing remark (1016 chars)

   Beautiful large older home with hardwood floors, approx. 9 ft ceilings in the town of Sardis, MS. This home has 3 bedrooms and 2.5 baths. Has a large covered porch with an ADA ramp. It has a large living room, off of the living room is a large keeping room, large formal dining room with large bay window with nice views, a nice built in breakfast area just off of the kitchen, kitchen has large cast iron sink with a window above, a pantry, and a built in spice cabinet. There is a mud room off of the kitchen. The bedrooms are very spacious with hard wood floors. The Jack-N-Jill bath has a large cast iron soaking tub. The second bath is a tub/shower combo. Large yard. The back yard is partially fenced in. There are several out buildings that would make a nice workshop. Home has a metal roof and metal siding. Only about 10 mins from I-55 in Sardis, MS and about 20 mins. to Sardis Lake. This property is approx. 45 mins from the University of Mississippi. Approx. 1 hr. from the Memphis International Airport.

10. 2026-05-04
    status Pending 1016-char remark

    Show marketing remark (1016 chars)

    Beautiful large older home with hardwood floors, approx. 9 ft ceilings in the town of Sardis, MS. This home has 3 bedrooms and 2.5 baths. Has a large covered porch with an ADA ramp. It has a large living room, off of the living room is a large keeping room, large formal dining room with large bay window with nice views, a nice built in breakfast area just off of the kitchen, kitchen has large cast iron sink with a window above, a pantry, and a built in spice cabinet. There is a mud room off of the kitchen. The bedrooms are very spacious with hard wood floors. The Jack-N-Jill bath has a large cast iron soaking tub. The second bath is a tub/shower combo. Large yard. The back yard is partially fenced in. There are several out buildings that would make a nice workshop. Home has a metal roof and metal siding. Only about 10 mins from I-55 in Sardis, MS and about 20 mins. to Sardis Lake. This property is approx. 45 mins from the University of Mississippi. Approx. 1 hr. from the Memphis International Airport.

11. 2026-03-24
    listed $170,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    Beautiful large older home with hardwood floors, approx. 9 ft ceilings in the town of Sardis, MS. This home has 3 bedrooms and 2.5 baths. Has a large covered porch with an ADA ramp. It has a large living room, off of the living room is a large keeping room, large formal dining room with large bay window with nice views, a nice built in breakfast area just off of the kitchen, kitchen has large cast iron sink with a window above, a pantry, and a built in spice cabinet. There is a mud room off of the kitchen. The bedrooms are very spacious with hard wood floors. The Jack-N-Jill bath has a large cast iron soaking tub. The second bath is a tub/shower combo. Large yard. The back yard is partially fenced in. There are several out buildings that would make a nice workshop. Home has a metal roof and metal siding. Only about 10 mins from I-55 in Sardis, MS and about 20 mins. to Sardis Lake. This property is approx. 45 mins from the University of Mississippi. Approx. 1 hr. from the Memphis Intern

12. 2026-03-23
    listed $170,000 Active 1016-char remark

    Show marketing remark (1016 chars)

    Beautiful large older home with hardwood floors, approx. 9 ft ceilings in the town of Sardis, MS. This home has 3 bedrooms and 2.5 baths. Has a large covered porch with an ADA ramp. It has a large living room, off of the living room is a large keeping room, large formal dining room with large bay window with nice views, a nice built in breakfast area just off of the kitchen, kitchen has large cast iron sink with a window above, a pantry, and a built in spice cabinet. There is a mud room off of the kitchen. The bedrooms are very spacious with hard wood floors. The Jack-N-Jill bath has a large cast iron soaking tub. The second bath is a tub/shower combo. Large yard. The back yard is partially fenced in. There are several out buildings that would make a nice workshop. Home has a metal roof and metal siding. Only about 10 mins from I-55 in Sardis, MS and about 20 mins. to Sardis Lake. This property is approx. 45 mins from the University of Mississippi. Approx. 1 hr. from the Memphis International Airport.

13. 2025-09-10
    historical
14. 2025-08-17
    price $165,000
15. 2025-08-08
    price $180,000
16. 2025-08-08
    price $180,000
17. 2025-07-23
    price $200,000
18. 2025-07-22
    price $200,000
19. 2025-07-04
    price $230,000
20. 2025-07-01
    listed $240,000 Active
21. 2016-07-29
    soldstatus
22. 2016-05-03
    listed $110,000
23. 2016-05-02
    historical
24. 2015-08-25
    listed $137,500

ⓘ 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: $1,794 · $150/mo
• Projected year-2 tax: $1,794 · $150/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 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: $20,814
• − Mortgage interest: −$9,523
• − Property taxes: −$1,794
• − Insurance: −$850
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$4,945
• Taxable income: $371
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $3,012/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: North Panola School District
• NCES district ID: 2803210
• Math proficiency: 2% ▼ -35.00%
• Reading proficiency: 8% ▼ -11.00%
• Median HH income: $32,344
• Composite: 3.77/100
• National rank: #10066
• State rank: #129 of 130 in MS

Livability — Sardis

• Score: 59/100
• State rank: #235
• US rank: #19654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sardis, MS
• Population (ZIP): 6,258

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: Majority Black (54%)
• Race & ethnicity: Black 54% White 42% Two or more races 4%
• Common ancestry: Lithuanian 3% Serbian 1% Iranian 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -17.45%
• Current HPI: 192.5985
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+23.6% since first listed

16 events — show timeline

• 2026-05-04 Pending — NCMBR
• 2026-05-04 Pending — MLSU
• 2026-03-24 Listed $170,000 NCMBR
• 2026-03-23 Listed $170,000 MLSU
• 2025-09-10 Listing Removed — MLSU
• 2025-08-17 Price Changed $165,000 Memphis Area Association of Realtors(R) MLS
• 2025-08-08 Price Changed $180,000 Memphis Area Association of Realtors(R) MLS
• 2025-08-08 Price Changed $180,000 MLSU
• 2025-07-23 Price Changed $200,000 MLSU
• 2025-07-22 Price Changed $200,000 Memphis Area Association of Realtors(R) MLS
• 2025-07-04 Price Changed $230,000 Memphis Area Association of Realtors(R) MLS
• 2025-07-01 Listed $240,000 MLSU
• 2016-07-29 Sold (MLS) — MLSU
• 2016-05-03 Listed $110,000 MLSU
• 2016-05-02 Listing Removed — MLSU
• 2015-08-25 Listed $137,500 MLSU

Property tax history

+11.6%/yr

Latest (2025): $1,794 · +6149.1% YoY. Source: county tax records.