2830 Woodland Lake Rd · Eudora, MS 38632

$125,000

2 bd · 2.0 ba · 644 sqft · SingleFamily public records · 39 Days on market

1.61 ac lot $194/sqft · at area comps Est $214k · 42% under $20/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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Lake home in sought after area of Woodland Lakes. Home needs some work but great property for price! Has full size basement and seperate laundry room as well as two baths.

Key facts

• Wrought iron railing
• Lakefront seclusion
• Unfinished basement

Tags

• LAKEFRONT SECLUSION
• OUTSIDE ENTRANCE
• UNFINISHED BASEMENT
• INSIDE ACCESS
• WROUGHT IRON RAILING
• VINYL SIDING

Property features AI

Finance

• Other: Property sits on approximately 1.61 acres (200 x 350); Directions: Best route is Kelly Road to Woodland Lake Road. Home is at the corner of Oak Drive and Woodland Lake.; Address: 2830 Woodland Lake Rd, Hernando, MS 38632
• HOA & community: Has association; $235 annually for grounds maintenance; Community clubhouse; Community lake

Exterior

• Parking: Gravel parking pad (no garage)
• Utilities: Public water; Septic tank; Electricity connected; Propane connected; Water connected
• Home design: Single family residence; One-story; Fixer condition; See remarks for structure type and foundation details
• Construction: Vinyl construction; Asphalt shingle roof; Concrete partial basement with walk-out access (unfinished, storage space)
• Exterior features: Porch; Rain gutters; Portable building on property; Fenced lot; Many trees / wooded; Lakefront with lake access

Interior

• Kitchen: Free-standing electric range; Dishwasher; Refrigerator; Laminate counters
• Bedrooms: Primary bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Combination flooring; Linoleum
• Bathrooms: 2 bathrooms (total)
• Heating & cooling: Forced air heating (propane); Central electric air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Insulated doors; Aluminum window frames; 5 total rooms
• Laundry & utility: Washer and dryer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% 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); 403 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.30% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.20%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $214,063
• List price: $125,000
• Delta: -41.61%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $6,909
• Equity at exit: $18,638

10-year hold

• IRR: 11.9%
• Equity multiple: 1.82×
• Total profit: $28,668
• Equity at exit: $10,808

Cash invested: $35,000 (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: 403
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$52
• HOA: −$20
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $502

Break-even live

Break-even rent $987

Max offer price $125,000

Occupancy floor 64%

Sensitivity live

Price	-10% $572	-5% $537	+0% $502	+5% $466	+10% $431
Rent	-10% $373	-5% $437	+0% $502	+5% $566	+10% $630
Rate	-1.0pp $565	-0.5pp $533	base $502	+0.5pp $469	+1.0pp $436

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Active 39 DOM
2. 2026-06-17
   days on market $125,000 Active 38 DOM
3. 2026-06-16
   days on market $125,000 Active 37 DOM
4. 2026-06-16
   status $125,000 Active 36 DOM
5. 2026-06-07
   status $125,000 Pending 36 DOM
6. 2026-06-03
   days on market $125,000 Active 36 DOM
7. 2026-06-02
   days on market $125,000 Active 35 DOM
8. 2026-06-01
   days on market $125,000 Active 34 DOM
9. 2026-05-31
   days on market $125,000 Active 33 DOM
10. 2026-04-27
    listed $150,000 Active 762-char remark
11. 2005-06-10
    soldstatus
12. 2005-06-03
    soldstatus 171-char remark

    Show marketing remark (171 chars)

    Lake home in sought after area of Woodland Lakes. Home needs some work but great property for price! Has full size basement and seperate laundry room as well as two baths.

13. 2005-05-04
    listed $43,900 171-char remark

    Show marketing remark (171 chars)

    Lake home in sought after area of Woodland Lakes. Home needs some work but great property for price! Has full size basement and seperate laundry room as well as two baths.

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$360/yr (+$30/mo · 57.3%)

ⓘ 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 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: $19,465
• − Mortgage interest: −$7,002
• − Property taxes: −$628
• − Insurance: −$625
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − HOA: −$240
• − Depreciation: −$3,636
• Taxable income: $4,220
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $5,006/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

+184.7% since first listed

7 events — show timeline

• 2026-06-15 Relisted — MLSU
• 2026-06-03 Pending — MLSU
• 2026-05-19 Price Changed $125,000 MLSU
• 2026-04-27 Listed $150,000 MLSU
• 2005-06-10 Sold (Public Records) — Public Records
• 2005-06-03 Sold (MLS) — MLSU
• 2005-05-04 Listed $43,900 MLSU

Property tax history

+1.6%/yr

Latest (2025): $628 · +12.8% YoY. Source: county tax records.