8905 Oak Ridge Dr · Memphis, TN 38680

$342,900

4 bd · 3.0 ba · 1,657 sqft · SingleFamily public records · 256 Days on market

Built 1988 4.13 ac lot $207/sqft · 29% above area Est $337k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• ARV discount +6.7/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0

Listing remarks MLS

A peaceful, quiet, private home on 4.13 acres with pond and 24x30 workshop with electric. The home features wood laminate flooring throughout except for the tiled kitchen. Great room has wood burning fireplace, vaulted ceiling and access to large, covered patio overlooking treed backyard. The home features a split bedroom plan, and the main suite has large bathroom with double closets. The kitchen features upgraded dishwasher, electric stove, oven and Corian countertop. The upstairs includes a large game room and full bath with 2 unfinished/ bonus areas. The workshop has a garage door with remote.

Key facts

• Pond
• Tiled kitchen
• 4.13 acres

Tags

• 4.13 ACRES
• POND
• WORKSHOP WITH ELECTRIC
• WOOD LAMINATE FLOORING
• TILED KITCHEN
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $343k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (35.4% below list).
• Recommended offer: $221k (35.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#59 in TN) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment 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: Walls Elementary School (math 24% / reading 26%, grade F, #217 of 375 statewide, top 58%, 718 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: 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• DeSoto County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $221,486 (35.4% 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 256 days. Have you received any prior offers? Is the seller open to a 35% 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 12.9

CMA / ARV

• ARV (median comp): $336,806
• List price: $342,900
• Delta: 1.81%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.78×
• Total profit: $170,597
• Equity at exit: $308,911

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $514,548
• Equity at exit: $666,179

Cash invested: $96,012 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 38680

• Home prices YoY: 4.6%
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,798
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-251

Break-even live

Break-even rent $2,532

Max offer price $298,629

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-154	+0% $-251	+5% $-738	+10% $-857
Rent	-10% $-426	-5% $-338	+0% $-251	+5% $-163	+10% $-76
Rate	-1.0pp $-78	-0.5pp $-163	base $-251	+0.5pp $-339	+1.0pp $-430

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: $85,725
• Closing costs: $10,287
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7787 Bailee Ln Walls, MS	4.0	2.0	1700	$2,000	$1.18	45d	1	1.22mi
7782 Emeline Dr Horn Lake, MS	4.0	2.5	1808	$2,265	$1.25	45d	1	1.27mi
7601 Broken Hickory Dr Walls, MS	4.0	3.0	2176	$1,811	$0.83	45d	1	1.27mi
1204 Margaret Rd Memphis, TN	3.0	2.0	1198	$1,495	$1.25	5d	1	1.32mi
6205 Liberty Estates Dr Walls, MS	3.0	2.0	1357	$1,555	$1.15	6d	1	1.38mi

Listing history 4 events

1. 2026-05-02
   status Pending 610-char remark

   Show marketing remark (610 chars)

   A peaceful, quiet, private home on 4.13 acres with pond and 24x30 workshop with electric. The home features wood laminate flooring throughout except for the tiled kitchen. Great room has wood burning fireplace, vaulted ceiling and access to large, covered patio overlooking treed backyard. The home features a split bedroom plan, and the main suite has large bathroom with double closets. The kitchen features upgraded dishwasher, electric stove, oven and Corian countertop. The upstairs includes a large game room and full bath with 2 unfinished/ bonus areas. The workshop has a garage door with remote.

2. 2026-02-18
   status Active 610-char remark

   Show marketing remark (610 chars)

   A peaceful, quiet, private home on 4.13 acres with pond and 24x30 workshop with electric. The home features wood laminate flooring throughout except for the tiled kitchen. Great room has wood burning fireplace, vaulted ceiling and access to large, covered patio overlooking treed backyard. The home features a split bedroom plan, and the main suite has large bathroom with double closets. The kitchen features upgraded dishwasher, electric stove, oven and Corian countertop. The upstairs includes a large game room and full bath with 2 unfinished/ bonus areas. The workshop has a garage door with remote.

3. 2026-02-17
   historical 610-char remark

   Show marketing remark (610 chars)

   A peaceful, quiet, private home on 4.13 acres with pond and 24x30 workshop with electric. The home features wood laminate flooring throughout except for the tiled kitchen. Great room has wood burning fireplace, vaulted ceiling and access to large, covered patio overlooking treed backyard. The home features a split bedroom plan, and the main suite has large bathroom with double closets. The kitchen features upgraded dishwasher, electric stove, oven and Corian countertop. The upstairs includes a large game room and full bath with 2 unfinished/ bonus areas. The workshop has a garage door with remote.

4. 2025-08-17
   listed $342,900 Active 610-char remark

   Show marketing remark (610 chars)

   A peaceful, quiet, private home on 4.13 acres with pond and 24x30 workshop with electric. The home features wood laminate flooring throughout except for the tiled kitchen. Great room has wood burning fireplace, vaulted ceiling and access to large, covered patio overlooking treed backyard. The home features a split bedroom plan, and the main suite has large bathroom with double closets. The kitchen features upgraded dishwasher, electric stove, oven and Corian countertop. The upstairs includes a large game room and full bath with 2 unfinished/ bonus areas. The workshop has a garage door with remote.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $711 · $59/mo
• Projected year-2 tax: $2,435 · $203/mo
• Expected delta: +$1,723/yr (+$144/mo · 242.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $26,578
• − Mortgage interest: −$19,208
• − Property taxes: −$711
• − Insurance: −$1,714
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$9,975
• Taxable loss: −$9,283
• Est. tax savings @ 24.0%: +$2,228
• After-tax cash flow: $-779/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 — Memphis

• Score: 70/100
• State rank: #59
• US rank: #8051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: DeSoto County
• City population: 605,455
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 6,839
• Household income: $59,503
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 229.0

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 0.60)
• Race & ethnicity: Black 46% White 42% Hispanic / Latino 8% Two or more races 3% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 1% Serbian 1% British 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▲ 10.29%
• Current HPI: 232.28
• Rent YoY: —
• Metro: Memphis, TN-MS-AR
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

4 events — show timeline

• 2026-05-02 Pending — MLSU
• 2026-02-18 Relisted — MLSU
• 2026-02-17 Listing Removed — MLSU
• 2025-08-17 Listed $342,900 MLSU

Property tax history

-4.2%/yr

Latest (2025): $711 · -17.1% YoY. Source: county tax records.