4468 Mccracken Rd · Hernando, MS 38632

$280,000

3 bd · 1.5 ba · 1,141 sqft · SingleFamily public records · 22 Days on market

Built 1981 1.85 ac lot

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Why this score? — see what drove the F 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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Park-like 1.85 acres with scattered mature trees and lots of beautiful plants just outside the city limits sets the stage for this "updated", tastefully decorated, well cared for home. New doors, windows, window sills, etc. plus carpet upgrade and new cabinets in recent years make this home look like new! The swing arbor stays and so does the workshop building with "lean to". Don't forget to check out the large utility room off the carport - great for freezer or second fridge.

Key facts

• 1.8 acre lot
• Privacy
• Wildlife sightings

Tags

• 1.8 ACRE LOT
• PRIVACY
• PEACEFUL SURROUNDINGS
• WILDLIFE SIGHTINGS
• COUNTRY LIVING
• FULL OF POTENTIAL

Property features AI

Exterior

• Parking: Attached carport (1 space); Paved parking
• Utilities: Public water; Private sewer; Electricity connected; Propane available; Water connected
• Home design: Single-family house; One story; Entry on main level
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year source: Assessor)
• Exterior features: Private yard; Wooded lot

Interior

• Kitchen: Dishwasher; Free-standing electric oven
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Free-standing electric oven

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (21.9% below list).
• Recommended offer: $219k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Hernando — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#44 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Hernando Elem (779 students, 100% FRL); Hernando Middle School (math 75% / reading 57%, grade A-, #2 of 179 statewide, top 1%, 1,150 students, 100% FRL); Hernando High School (math 69% / reading 62%, grade B, #2 of 197 statewide, top 1%, 1,419 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 45% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Desoto County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.4%/yr); 407 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k 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 22 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,808 (21.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -25.0%
• Equity multiple: 0.17×
• Total profit: $-64,899
• Equity at exit: $41,749

10-year hold

• IRR: -33.5%
• Equity multiple: -0.25×
• Total profit: $-98,090
• Equity at exit: $24,209

Cash invested: $78,400 (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 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 407
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,188 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-206

Break-even live

Break-even rent $2,449

Max offer price $250,129

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-110	+0% $-206	+5% $-303	+10% $-400
Rent	-10% $-379	-5% $-293	+0% $-206	+5% $-120	+10% $-34
Rate	-1.0pp $-65	-0.5pp $-135	base $-206	+0.5pp $-279	+1.0pp $-353

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
870 Green Acres Dr Hernando, MS	3.0	2.0	1447	$2,300	$1.59	3d	1	0.59mi

Listing history 15 events

1. 2026-06-21
   days on market $280,000 Active 22 DOM
2. 2026-06-18
   days on market $280,000 Active 19 DOM
3. 2026-06-17
   days on market $280,000 Active 18 DOM
4. 2026-06-16
   days on market $280,000 Active 17 DOM
5. 2026-06-15
   days on market $280,000 Active 16 DOM
6. 2026-06-13
   days on market $280,000 Active 14 DOM
7. 2026-06-10
   days on market $280,000 Active 11 DOM
8. 2026-06-09
   days on market $280,000 Active 10 DOM
9. 2026-06-08
   days on market $280,000 Active 9 DOM
10. 2026-06-07
    days on market $280,000 Active 8 DOM
11. 2026-06-03
    days on market $280,000 Active 4 DOM
12. 2026-06-02
    days on market $280,000 Active 3 DOM
13. 2026-06-01
    days on market $280,000 Active 2 DOM
14. 2026-05-31
    remarks 534-char remark
15. 2026-05-31
    listed $280,000 Active 1 DOM

ⓘ 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 4/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,257
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$8,145
• Taxable loss: −$7,374
• Est. tax savings @ 24.0%: +$1,770
• After-tax cash flow: $-707/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 — Hernando

• Score: 70/100
• State rank: #44
• US rank: #8034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: DeSoto County · 176,513 people
• City population: 31,374
• 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

+101.7% since first listed

7 events — show timeline

• 2026-05-30 Listed $280,000 MLSU
• 2008-09-04 Sold (Public Records) — Public Records
• 2008-08-29 Sold (MLS) — Memphis Area Association of Realtors(R) MLS
• 2008-08-29 Sold (MLS) — MLSU
• 2008-07-29 Delisted — Memphis Area Association of Realtors(R) MLS
• 2008-06-05 Listed $138,800 Memphis Area Association of Realtors(R) MLS
• 2008-06-05 Listed $138,800 MLSU

Property tax history

+1.9%/yr

Latest (2025): $28 · -17.3% YoY. Source: county tax records.