7462 Hunters Horn Dr · Olive Branch, MS 38654

$294,975

3 bd · 2.5 ba · 1,225 sqft · SingleFamily public records · 183 Days on market

Built 2002 9,147 sqft lot $241/sqft · 54% above area Est $321k · 8% under

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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).

• ARV discount +11.1/15.0
• Cash flow +9.0/30.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

Key facts

• Front porch
• Eat-in kitchen
• Abundant cabinetry

Tags

• FRONT PORCH
• MULTIPLE LIVING SPACES
• EAT-IN KITCHEN
• ABUNDANT CABINETRY
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (32.8% below list).
• Recommended offer: $198k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in Olive Branch — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Overpark Elementary (math 47% / reading 50%, grade D, #80 of 375 statewide, top 21%, 677 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; 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 183 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $25k (8%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,311 (32.8% 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 183 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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 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: 0.67% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 12.4

CMA / ARV

• ARV (median comp): $320,597
• List price: $294,975
• Delta: -7.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.9%
• Equity multiple: 0.17×
• Total profit: $-68,341
• Equity at exit: $43,982

10-year hold

• IRR: -31.0%
• Equity multiple: -0.23×
• Total profit: $-101,268
• Equity at exit: $25,504

Cash invested: $82,593 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-229

Break-even live

Break-even rent $2,274

Max offer price $254,449

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-146	+0% $-229	+5% $-313	+10% $-396
Rent	-10% $-386	-5% $-308	+0% $-229	+5% $-151	+10% $-73
Rate	-1.0pp $-81	-0.5pp $-154	base $-229	+0.5pp $-306	+1.0pp $-384

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: $73,744
• Closing costs: $8,849
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-07
   statusdays on market $294,975 Pending 183 DOM
2. 2026-06-03
   days on market $294,975 Active 182 DOM
3. 2026-06-02
   days on market $294,975 Active 181 DOM
4. 2026-06-01
   days on market $294,975 Active 180 DOM
5. 2026-05-31
   days on market $294,975 Active 179 DOM
6. 2026-05-19
   price $294,975 736-char remark

   Show marketing remark (736 chars)

   This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

7. 2026-04-08
   price $295,000 736-char remark

   Show marketing remark (736 chars)

   This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

8. 2026-04-01
   price $300,000 736-char remark

   Show marketing remark (736 chars)

   This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

9. 2026-03-17
   price $304,950 736-char remark

   Show marketing remark (736 chars)

   This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

10. 2026-03-04
    price $304,975 736-char remark

    Show marketing remark (736 chars)

    This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

11. 2026-02-25
    price $305,000 736-char remark

    Show marketing remark (736 chars)

    This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

12. 2026-02-17
    price $309,975 736-char remark

    Show marketing remark (736 chars)

    This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

13. 2026-01-20
    price $310,000 736-char remark

    Show marketing remark (736 chars)

    This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

14. 2026-01-07
    price $314,500 736-char remark

    Show marketing remark (736 chars)

    This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

15. 2025-12-19
    price $315,000 736-char remark

    Show marketing remark (736 chars)

    This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

16. 2025-12-03
    listed $320,000 Active 736-char remark

    Show marketing remark (736 chars)

    This home comes with a 1% mortgage buy down, 1 year home warranty, & satisfaction guarantee*. Inviting front porch welcomes you to this charming 4-bedroom, 2.5-bath home. All bedrooms are located upstairs along with two full baths. The main floor offers multiple living spaces, including a spacious family room, formal dining room, and an eat-in kitchen featuring abundant cabinetry, stainless steel appliances, and a center island that opens to the cozy hearth room with fireplace. A separate laundry room and convenient half bath complete the main level. Enjoy the private, wood-fenced backyard with a large patio, perfect for outdoor entertaining or relaxing. *Seller's are willing to give carpet allowance with acceptable offer*

17. 2021-05-10
    soldstatus
18. 2021-05-07
    soldstatus 571-char remark

    Show marketing remark (571 chars)

    You have to see this home to believe it!! Showings will begin today at 4:00, so make your appointment now! You don't want to miss this one!! Everything about this home is beautiful and updated. The attention to detail during the renovation was impeccable. There are lots of kitchen cabinets plus a pantry. The laundry room with a barn door is perfectly organized. The bathrooms are all updated too. The views are gorgeous and the layout is functional. The backyard with extended patio is waiting for a new owner to enjoy. Come and make this haven your new home!

19. 2021-03-18
    listed $263,900 571-char remark

    Show marketing remark (571 chars)

    You have to see this home to believe it!! Showings will begin today at 4:00, so make your appointment now! You don't want to miss this one!! Everything about this home is beautiful and updated. The attention to detail during the renovation was impeccable. There are lots of kitchen cabinets plus a pantry. The laundry room with a barn door is perfectly organized. The bathrooms are all updated too. The views are gorgeous and the layout is functional. The backyard with extended patio is waiting for a new owner to enjoy. Come and make this haven your new home!

20. 2006-06-14
    soldstatus
21. 2006-06-12
    soldstatus
22. 2005-08-29
    listed $162,000
23. 2005-08-09
    historical
24. 2005-02-07
    listed $159,900

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $2,330 · $194/mo
• Expected delta: +$815/yr (+$68/mo · 53.8%)

ⓘ 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: $23,797
• − Mortgage interest: −$16,523
• − Property taxes: −$1,515
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$8,581
• Taxable loss: −$8,105
• Est. tax savings @ 24.0%: +$1,945
• After-tax cash flow: $-808/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

+84.5% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $294,975 MLSU
• 2026-04-08 Price Changed $295,000 MLSU
• 2026-04-01 Price Changed $300,000 MLSU
• 2026-03-17 Price Changed $304,950 MLSU
• 2026-03-04 Price Changed $304,975 MLSU
• 2026-02-25 Price Changed $305,000 MLSU
• 2026-02-17 Price Changed $309,975 MLSU
• 2026-01-20 Price Changed $310,000 MLSU
• 2026-01-07 Price Changed $314,500 MLSU
• 2025-12-19 Price Changed $315,000 MLSU
• 2025-12-03 Listed $320,000 MLSU
• 2021-05-10 Sold (Public Records) — Public Records
• 2021-05-07 Sold (MLS) — MLSU
• 2021-03-18 Listed $263,900 MLSU
• 2006-06-14 Sold (Public Records) — Public Records
• 2006-06-12 Sold (MLS) — MLSU
• 2005-08-29 Listed $162,000 MLSU
• 2005-08-09 Listing Removed — MLSU
• 2005-02-07 Listed $159,900 MLSU

Property tax history

+5.6%/yr

Latest (2025): $1,515 · +18.1% YoY. Source: county tax records.