6442 Sandbourne East · Olive Branch, MS 38654

$287,000

3 bd · 2.0 ba · 1,674 sqft · SingleFamily public records · 55 Days on market

Built 2006 0.26 ac lot $171/sqft · at area comps Est $308k · 7% under $11/mo HOA · 1% of rent

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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 +11.9/30.0
• ARV discount +10.5/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well maintained 3 bedroom 2 bath residence with vaulted ceilings and an open concept kitchen. Perfect for hosting! Enjoy the spacious great room and relax by the fireplace. The kitchen boasts updated quartzite countertops and backsplash, stainless steel appliances, and a large pantry. Luxury vinyl hardwood throughout the great room, kitchen and breakfast room! Brand new carpet in the bedrooms! Located in the highly sought after Center Hill School District, this home is part of a welcoming neighborhood that includes a community playground- ideal for outdoor fun and connecting with neighbors. Enjoy a spacious backyard with producing blueberry bushes! Roof and HVAC system are new within the last 5 years! Brand new exterior paint! If you're looking for comfort, style and a fantastic location, this home checks all the boxes!

Key facts

• Open concept kitchen
• Community playground
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• OPEN CONCEPT KITCHEN
• UPDATED QUARTZITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COMMUNITY PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-75 ($-904/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (25.3% below list).
• Recommended offer: $214k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.3% in Olive Branch — 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 72/100 on livability (#29 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F.
• 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: Center Hill Elementary School (math 64% / reading 55%, grade B-, #27 of 375 statewide, top 8%, 761 students, 100% FRL); Center Hill Middle (math 65% / reading 44%, grade B-, #17 of 179 statewide, top 9%, 775 students, 100% FRL); Center Hill High School (math 57% / reading 53%, grade C, #9 of 197 statewide, top 4%, 1,075 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 (-0.3%/yr); 575 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 55 days — a 3% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,464 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.75% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (median comp): $307,836
• List price: $287,000
• Delta: -6.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6442 Sandbourne East	0.00mi	3/2.0	1,711 (+2%)	0mo	$287,000	$168	96
6491 Beckett Ln	0.66mi	3/2.0	1,808 (+8%)	2mo	$316,900	$175	54
13945 Molly Madeline Ln	0.71mi	3/2.0	1,808 (+8%)	1mo	$318,900	$176	53
13829 Wesley Banks Blvd	0.62mi	4/2.0 (+1)	1,808 (+8%)	3mo	$316,900	$175	50
13830 Wesley Banks Blvd	0.60mi	4/2.0 (+1)	1,840 (+10%)	1mo	$324,900	$177	50
13835 Jack Thomas Blvd	0.59mi	4/2.0 (+1)	1,839 (+10%)	3mo	$322,900	$176	49
13862 Molly Madeline Ln	0.64mi	4/2.0 (+1)	1,840 (+10%)	1mo	$324,900	$177	48
6541 Beckett Ln	0.65mi	4/2.0 (+1)	1,839 (+10%)	2mo	$322,900	$176	47
13875 Molly Madeline Ln	0.65mi	4/2.0 (+1)	1,871 (+12%)	1mo	$329,900	$176	44
13845 Wesley Banks Blvd	0.65mi	4/2.0 (+1)	1,871 (+12%)	3mo	$327,900	$175	43
6558 E John Hamilton Way	0.74mi	4/2.0 (+1)	1,840 (+10%)	3mo	$322,900	$175	42
13939 Wesley Banks Blvd	0.73mi	4/2.0 (+1)	1,871 (+12%)	1mo	$327,900	$175	40

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: -21.2%
• Equity multiple: 0.28×
• Total profit: $-57,689
• Equity at exit: $42,793

10-year hold

• IRR: -22.6%
• Equity multiple: -0.01×
• Total profit: $-81,105
• Equity at exit: $24,815

Cash invested: $80,360 (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 38654

• Home prices YoY: -26.1%
• Rents YoY: -0.3%
• Active inventory: 575
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,505
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$120
• HOA: −$11
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-75

Break-even live

Break-even rent $2,240

Max offer price $273,691

Occupancy floor 99%

Sensitivity live

Price	-10% $87	-5% $6	+0% $-75	+5% $-157	+10% $-238
Rent	-10% $-245	-5% $-160	+0% $-75	+5% $9	+10% $94
Rate	-1.0pp $69	-0.5pp $-2	base $-75	+0.5pp $-150	+1.0pp $-225

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6379 Sandbourne E Olive Branch, MS	4.0	2.0	1880	$2,035	$1.08	5d	1	0.05mi
6391 Braybourne Main Olive Branch, MS	3.0	2.0	1738	$2,005	$1.15	45d	1	0.08mi
6241 Oxbourne Cv Olive Branch, MS	3.0	2.0	1936	$2,195	$1.13	4d	1	0.25mi
6241 Oxbourne Cv Olive Branch, MS	4.0	2.0	1936	$2,245	$1.16	22d	1	0.25mi
13073 Braybourne Pkwy Olive Branch, MS	4.0	2.0	2100	$2,190	$1.04	25d	1	0.25mi
6198 Braybourne Main Olive Branch, MS	3.0	2.0	1786	$1,890	$1.06	19d	1	0.27mi
13268 Sandbourne S Olive Branch, MS	4.0	2.0	1845	$1,985	$1.08	4d	1	0.34mi
6916 Greyhawk Cv N Olive Branch, MS	4.0	2.0	1686	$2,081	$1.23	45d	1	0.50mi
7234 Fox Creek Dr Olive Branch, MS	3.0	2.0	1550	$1,800	$1.16	23d	1	0.85mi
7228 Hunters Horn Dr Olive Branch, MS	4.0	2.5	2249	$2,155	$0.96	6d	1	0.86mi
7298 Hunters Horn Dr Olive Branch, MS	3.0	2.0	2000	$1,826	$0.91	13d	1	0.93mi
12778 Fox Hunter Dr Olive Branch, MS	3.0	2.0	1513	$1,845	$1.22	23d	1	1.00mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 5 events

1. 2026-05-10
   status Pending 853-char remark

   Show marketing remark (853 chars)

   Welcome home to this well maintained 3 bedroom 2 bath residence with vaulted ceilings and an open concept kitchen. Perfect for hosting! Enjoy the spacious great room and relax by the fireplace. The kitchen boasts updated quartzite countertops and backsplash, stainless steel appliances, and a large pantry. Luxury vinyl hardwood throughout the great room, kitchen and breakfast room! Brand new carpet in the bedrooms! Located in the highly sought after Center Hill School District, this home is part of a welcoming neighborhood that includes a community playground- ideal for outdoor fun and connecting with neighbors. Enjoy a spacious backyard with producing blueberry bushes! Roof and HVAC system are new within the last 5 years! Brand new exterior paint! If you're looking for comfort, style and a fantastic location, this home checks all the boxes!

2. 2026-04-10
   price $287,000 853-char remark

   Show marketing remark (853 chars)

   Welcome home to this well maintained 3 bedroom 2 bath residence with vaulted ceilings and an open concept kitchen. Perfect for hosting! Enjoy the spacious great room and relax by the fireplace. The kitchen boasts updated quartzite countertops and backsplash, stainless steel appliances, and a large pantry. Luxury vinyl hardwood throughout the great room, kitchen and breakfast room! Brand new carpet in the bedrooms! Located in the highly sought after Center Hill School District, this home is part of a welcoming neighborhood that includes a community playground- ideal for outdoor fun and connecting with neighbors. Enjoy a spacious backyard with producing blueberry bushes! Roof and HVAC system are new within the last 5 years! Brand new exterior paint! If you're looking for comfort, style and a fantastic location, this home checks all the boxes!

3. 2026-03-16
   listed $292,000 Active 853-char remark

   Show marketing remark (853 chars)

   Welcome home to this well maintained 3 bedroom 2 bath residence with vaulted ceilings and an open concept kitchen. Perfect for hosting! Enjoy the spacious great room and relax by the fireplace. The kitchen boasts updated quartzite countertops and backsplash, stainless steel appliances, and a large pantry. Luxury vinyl hardwood throughout the great room, kitchen and breakfast room! Brand new carpet in the bedrooms! Located in the highly sought after Center Hill School District, this home is part of a welcoming neighborhood that includes a community playground- ideal for outdoor fun and connecting with neighbors. Enjoy a spacious backyard with producing blueberry bushes! Roof and HVAC system are new within the last 5 years! Brand new exterior paint! If you're looking for comfort, style and a fantastic location, this home checks all the boxes!

4. 2006-08-31
   soldstatus 201-char remark

   Show marketing remark (201 chars)

   NEWLY CONSTRUCTED DESIGNER HOMES THAT INCLUDE FULLY SODDED YARD, SALON BATH, SECURITY SYSTEM, GUTTERS, ORNAMENTAL MAILBOX AND MANY OTHER STANDARD FEATURES.THIS PLAN IS THE 310 B "HUNTINGTON".

5. 2006-04-24
   listed $151,415 201-char remark

   Show marketing remark (201 chars)

   NEWLY CONSTRUCTED DESIGNER HOMES THAT INCLUDE FULLY SODDED YARD, SALON BATH, SECURITY SYSTEM, GUTTERS, ORNAMENTAL MAILBOX AND MANY OTHER STANDARD FEATURES.THIS PLAN IS THE 310 B "HUNTINGTON".

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $2,267 · $189/mo
• Expected delta: +$660/yr (+$55/mo · 41.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,736
• − Mortgage interest: −$16,076
• − Property taxes: −$1,608
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − HOA: −$132
• − Depreciation: −$8,349
• Taxable loss: −$5,982
• Est. tax savings @ 24.0%: +$1,436
• After-tax cash flow: $532/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 — Olive Branch

• Score: 72/100
• State rank: #29
• US rank: #6509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olive Branch, MS
• County: DeSoto County · 176,513 people
• City population: 57,898
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 57,898
• Household income: $103,092
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 801.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Black 32% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Lithuanian 1% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 4% Vietnamese 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: ▼ -66.27%
• Current HPI: 187.2114
• Rent YoY: ▼ -0.34%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+89.5% since first listed

5 events — show timeline

• 2026-05-10 Pending — MLSU
• 2026-04-10 Price Changed $287,000 MLSU
• 2026-03-16 Listed $292,000 MLSU
• 2006-08-31 Sold (MLS) — MLSU
• 2006-04-24 Listed $151,415 MLSU

Property tax history

+5.1%/yr

Latest (2025): $1,608 · +16.9% YoY. Source: county tax records.