704 Shadow View Dr · Hernando, MS 38632

$410,000

4 bd · 2.0 ba · 2,608 sqft · SingleFamily public records · 34 Days on market

Built 2006 0.75 ac lot $157/sqft · at area comps Est $427k · 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).

• Cash flow +13.0/30.0
• ARV discount +9.3/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 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

Beautiful one level home located in Laurelwood subdivison in Hernando. This home offers 3 bedrooms, 2 bathrooms, an office, and a separate laundry room. The kitchen is gorgeous with plenty of cabinets, a large pantry, a breakfast area, and a center cooking island. There is new carpet in the bedrooms, a new dishwasher, and a new water heater just to name a few of the upgrades. The exterior has been recently repainted. The home sits on .69 acre and is fully fenced. The home has a 2 car garage, and a detached garage for extra storage. The master bedroom is a great size. The master bedroom offers double sinks, and a separate shower and jacuzzi tub. Check this one out today. It wont be here long!

Key facts

• Electric sunshades
• Private office study
• Custom built home

Tags

• CUSTOM BUILT HOME
• ROOF LESS THAN ONE YEAR OLD
• DETACHED GARAGE WORKSHOP
• EXTENSIVE CONCRETE PARKING
• PRIVATE OFFICE STUDY
• ELECTRIC SUNSHADES

Property features AI

Finance

• Other: Lot is approximately 0.75 acre (158 x 206), city lot with front yard and front sprinklers
• HOA & community: Has association; Association covers accounting/legal and management

Exterior

• Parking: Detached 2-car garage; Parking pad; Concrete parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family house; One level; Move-in ready
• Construction: Brick construction; Architectural shingle roof; Slab foundation; Built (year from assessor)
• Exterior features: Patio; Side porch; Private yard; Rain gutters; Wood privacy fencing with gate in back yard

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Water heater
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Gas cooling
• Interior features: Crown molding; Eat-in kitchen; Kitchen island; Pantry; Double vanity; Living room fireplace
• Laundry & utility: Laundry room with sink on the main level; Interior laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-26 ($-313/yr) — negative.
• To cash-flow at today's rent, offer at most $405k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (25.5% below list).
• Recommended offer: $306k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.2% in Hernando — 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 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); 403 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 34 days — a 3% lower offer ($398k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $305,650 (25.5% 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 34 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $426,777
• List price: $410,000
• Delta: -3.93%
• 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
732 Shadow View Dr	0.03mi	4/3.0	2,685 (+3%)	3mo	$449,900	$168	87
608 Shadow View Dr	0.15mi	3/2.0 (-1)	2,833 (+9%)	8mo	$420,000	$148	67
470 Beacon Hill Dr	0.46mi	4/3.5	2,487 (-5%)	3mo	$419,000	$168	62
1207 Howell Way	0.59mi	4/3.0	2,462 (-6%)	1mo	$388,000	$158	58
159 Lindsey Dr	0.54mi	3/2.5 (-1)	2,760 (+6%)	0mo	$399,500	$145	58
1203 Lake View Dr	0.64mi	4/3.0	2,474 (-5%)	1mo	$375,000	$152	56
617 N Doe Creek Trl	0.37mi	4/3.0	2,300 (-12%)	4mo	$367,900	$160	55
1280 S Lake Dr	0.73mi	4/3.0	2,707 (+4%)	1mo	$369,000	$136	54
930 Clair Cv	0.55mi	5/3.0 (+1)	2,650 (+2%)	10mo	$410,000	$155	54
1106 Crosswinds Dr	0.55mi	4/3.0	2,811 (+8%)	9mo	$445,000	$158	50
430 Natchez Loop	0.58mi	4/3.0	2,862 (+10%)	4mo	$400,000	$140	49
890 Lindsey Cv	0.41mi	4/3.5	2,962 (+14%)	10mo	$399,999	$135	44

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-77,250
• Equity at exit: $61,132

10-year hold

• IRR: -19.4%
• Equity multiple: 0.09×
• Total profit: $-104,814
• Equity at exit: $35,449

Cash invested: $114,800 (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: 11.2×

Monthly cashflow live

• Estimated rent: $3,056 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-26

Break-even live

Break-even rent $3,089

Max offer price $405,397

Occupancy floor 96%

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 US-51 Hernando, MS	4.0	4.0	2986	$3,400	$1.14	43d	1	0.55mi
89 Shady Lane Cv E Hernando, MS	4.0	2.5	2500	$2,650	$1.06	11d	1	0.55mi
52 Forked Creek Pkwy Hernando, MS	4.0	2.0	2300	$2,340	$1.02	43d	1	0.73mi
814 Byhalia Rd Hernando, MS	4.0	3.0	2531	$2,400	$0.95	2d	1	1.49mi
2159 Timberlane St Hernando, MS	4.0	2.5	2150	$4,500	$2.09	4d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $410,000 Active 34 DOM
2. 2026-06-17
   days on market $410,000 Active 33 DOM
3. 2026-06-16
   days on market $410,000 Active 32 DOM
4. 2026-06-15
   days on market $410,000 Active 31 DOM
5. 2026-06-13
   days on market $410,000 Active 29 DOM
6. 2026-06-10
   days on market $410,000 Active 26 DOM
7. 2026-06-09
   days on market $410,000 Active 25 DOM
8. 2026-06-08
   days on market $410,000 Active 24 DOM
9. 2026-06-07
   pricedays on market $410,000 Active 23 DOM
10. 2026-06-03
    days on market $425,000 Active 19 DOM
11. 2026-06-02
    days on market $425,000 Active 18 DOM
12. 2026-06-01
    days on market $425,000 Active 17 DOM
13. 2026-05-31
    days on market $425,000 Active 16 DOM
14. 2026-05-15
    listed $425,000 Active 2491-char remark
15. 2021-10-11
    historical
16. 2018-10-05
    soldstatus

    Show marketing remark (700 chars)

    Beautiful one level home located in Laurelwood subdivison in Hernando. This home offers 3 bedrooms, 2 bathrooms, an office, and a separate laundry room. The kitchen is gorgeous with plenty of cabinets, a large pantry, a breakfast area, and a center cooking island. There is new carpet in the bedrooms, a new dishwasher, and a new water heater just to name a few of the upgrades. The exterior has been recently repainted. The home sits on .69 acre and is fully fenced. The home has a 2 car garage, and a detached garage for extra storage. The master bedroom is a great size. The master bedroom offers double sinks, and a separate shower and jacuzzi tub. Check this one out today. It wont be here long!

17. 2018-08-15
    listed $269,900

    Show marketing remark (700 chars)

    Beautiful one level home located in Laurelwood subdivison in Hernando. This home offers 3 bedrooms, 2 bathrooms, an office, and a separate laundry room. The kitchen is gorgeous with plenty of cabinets, a large pantry, a breakfast area, and a center cooking island. There is new carpet in the bedrooms, a new dishwasher, and a new water heater just to name a few of the upgrades. The exterior has been recently repainted. The home sits on .69 acre and is fully fenced. The home has a 2 car garage, and a detached garage for extra storage. The master bedroom is a great size. The master bedroom offers double sinks, and a separate shower and jacuzzi tub. Check this one out today. It wont be here long!

18. 2011-06-17
    soldstatus
19. 2011-06-15
    soldstatus
20. 2011-06-15
    soldstatus $196,000
21. 2011-05-21
    historical
22. 2011-01-03
    listed $200,000
23. 2011-01-03
    listed $200,000
24. 2010-11-30
    historical
25. 2010-06-07
    listed $224,995
26. 2007-08-24
    historical
27. 2006-10-26
    listed $59,900
28. 2006-01-05
    soldstatus
29. 2006-01-05
    soldstatus $251,000
30. 2005-12-03
    historical
31. 2005-10-14
    listed $255,800
32. 2005-04-13
    listed $255,800
33. 2005-04-13
    listed $255,800

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $3,239 · $270/mo
• Expected delta: +$1,802/yr (+$150/mo · 125.4%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $36,678
• − Mortgage interest: −$22,966
• − Property taxes: −$1,437
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,934
• − Management: −$2,934
• − Depreciation: −$11,927
• Taxable loss: −$7,571
• Est. tax savings @ 24.0%: +$1,817
• After-tax cash flow: $1,504/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

• Census place: Hernando, MS
• 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

+60.3% since first listed

21 events — show timeline

• 2026-06-04 Price Changed $410,000 MLSU
• 2026-05-15 Listed $425,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2018-10-05 Sold (MLS) — MLSU
• 2018-08-15 Listed $269,900 MLSU
• 2011-06-17 Sold (Public Records) — Public Records
• 2011-06-15 Sold (MLS) — Memphis Area Association of Realtors(R) MLS
• 2011-06-15 Sold (MLS) — MLSU
• 2011-05-21 Delisted — Memphis Area Association of Realtors(R) MLS
• 2011-01-03 Listed $200,000 Memphis Area Association of Realtors(R) MLS
• 2011-01-03 Listed $200,000 MLSU
• 2010-11-30 Listing Removed — MLSU
• 2010-06-07 Listed $224,995 MLSU
• 2007-08-24 Listing Removed — MLSU
• 2006-10-26 Listed $59,900 MLSU
• 2006-01-05 Sold (MLS) — Memphis Area Association of Realtors(R) MLS
• 2006-01-05 Sold (MLS) — MLSU
• 2005-12-03 Delisted — Memphis Area Association of Realtors(R) MLS
• 2005-10-14 Listed $255,800 MLSU
• 2005-04-13 Listed $255,800 Memphis Area Association of Realtors(R) MLS
• 2005-04-13 Listed $255,800 MLSU

Property tax history

-1.1%/yr

Latest (2025): $1,437 · -16.0% YoY. Source: county tax records.