4773 Stone Cross Dr · Olive Branch, MS 38654

$319,000

3 bd · 2.0 ba · 2,086 sqft · SingleFamily public records · 111 Days on market

Built 2003 6,098 sqft lot $153/sqft · 9% below area Est $346k · 8% under $52/mo HOA · 2% 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 +12.7/30.0
• ARV discount +11.1/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 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

Home is all freshly painted in a warm beige. New neutral carpet has been installed in primary and second bedroom. This home is located in the sought after Windstone neighborhood that boasts of sidewalks, lakes, and community pools. This three-bedroom home with large front porch, small-yard maintenance, two patios, and a two-car rear loading garage is conveniently located near shopping and amenities. The living room with fireplace and crown molding, has a beautiful hardwood floor that continues into the open office space with bult-in desk, and down the hallway to the bedrooms and bath. The private primary bedroom is located at the back of the house and has outdoor access to its own private patio. The primary bath has a large double vanity, spa tub, large shower, linen closet, secluded toilet area, and large walk-in closet. There is a second walk-in closet just outside the primary bedroom door off the hallway. The second bedroom also has a walk-in closet, board and batten wood paneling, and bult-in shelving for your books, or collection. The second bathroom is conveniently located off the hall between bedroom two and three. The kitchen and dining area is located just off the living room. The kitchen has a pantry, breakfast bar island, and beautiful cabinets. The stainless appliances will stay. The dining area is open to the kitchen. The hallway off the back of the kitchen provides access to the second patio and the laundry room which has cabinets and clothes rods. At the end of the hallway is a built-in coat rack and storage bench, as well as the door to the two-car garage. The garage has extra storage space, and there is a stairway inside the house for easy walk-up attic access to much more storage space and possible expansion of living space.

Key facts

• Two patios
• Large front porch
• Lakes

Tags

• WINDSTONE NEIGHBORHOOD
• SIDEWALKS
• LAKES
• COMMUNITY POOLS
• LARGE FRONT PORCH
• TWO PATIOS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-33 ($-391/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (25.0% below list).
• Recommended offer: $239k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Pleasant Hill Elementary (math 60% / reading 63%, grade B, #22 of 375 statewide, top 6%, 1,110 students, 100% FRL); Desoto Central Middle School (math 62% / reading 48%, grade B-, #15 of 179 statewide, top 8%, 1,468 students, 100% FRL); Desoto Central High School (math 36% / reading 52%, grade F, #40 of 197 statewide, top 20%, 1,995 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 111 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $239,338 (25.0% 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 111 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.75% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $346,357
• List price: $319,000
• Delta: -7.90%
• 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
4501 Stone Cross Dr	0.33mi	3/2.0	2,086 (0%)	5mo	$350,000	$168	81
4660 Stone Cross Dr	0.15mi	4/2.0 (+1)	2,200 (+6%)	2mo	$338,000	$154	77
7294 Wind Dr	0.30mi	3/2.0	2,000 (-4%)	2mo	$345,000	$173	77
7278 Stone Ridge Dr	0.26mi	3/2.0	1,945 (-7%)	3mo	$299,000	$154	74
4570 Stone Park Blvd	0.27mi	3/2.0	1,940 (-7%)	2mo	$324,500	$167	74
4891 Stone Cross Dr	0.15mi	3/2.0	1,937 (-7%)	9mo	$329,900	$170	74
4614 Stone Park Blvd	0.22mi	3/2.0	1,932 (-7%)	6mo	$329,900	$171	72
7254 Windsong Dr	0.18mi	3/2.5	2,300 (+10%)	4mo	$325,000	$141	69
4838 N Terrace Stone Dr	0.27mi	4/3.0 (+1)	2,170 (+4%)	6mo	$335,000	$154	67
7327 Sunstone Dr	0.20mi	3/2.0	2,390 (+15%)	9mo	$389,900	$163	59
4703 Hillsdale Dr	0.37mi	4/2.0 (+1)	2,330 (+12%)	6mo	$395,000	$170	53
4830 N Terrace Stone Dr	0.26mi	4/3.0 (+1)	2,339 (+12%)	7mo	$338,000	$145	53

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-60,920
• Equity at exit: $47,564

10-year hold

• IRR: -20.1%
• Equity multiple: 0.07×
• Total profit: $-83,384
• Equity at exit: $27,581

Cash invested: $89,320 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$133
• HOA: −$52
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-33

Break-even live

Break-even rent $2,435

Max offer price $313,239

Occupancy floor 96%

Sensitivity live

Price	-10% $148	-5% $58	+0% $-33	+5% $-123	+10% $-213
Rent	-10% $-222	-5% $-127	+0% $-33	+5% $62	+10% $156
Rate	-1.0pp $128	-0.5pp $49	base $-33	+0.5pp $-115	+1.0pp $-199

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6935 Meadowbrook Ln Olive Branch, MS	3.0	2.0	1956	$2,300	$1.18	45d	1	0.29mi
6150 Morgan Dr Olive Branch, MS	3.0	2.0	2000	$2,130	$1.06	45d	1	1.13mi
5640 Drew Glazer Dr Olive Branch, MS	4.0	2.5	2700	$2,700	$1.00	45d	1	1.25mi
4172 Shinault Ln Olive Branch, MS	4.0	3.0	2225	$2,365	$1.06	45d	1	1.44mi
4172 Shinault Ln Olive Branch, MS	4.0	3.0	2225	$2,365	$1.06	25d	1	1.44mi
4412 Davall Cir Olive Branch, MS	4.0	3.0	2413	$2,395	$0.99	25d	1	1.45mi
4049 Shinault Cv Olive Branch, MS	4.0	2.0	2575	$2,260	$0.88	45d	1	1.47mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: pool

Listing history 34 events

1. 2026-06-21
   days on market $319,000 Active 111 DOM
2. 2026-06-18
   days on market $319,000 Active 108 DOM
3. 2026-06-17
   days on market $319,000 Active 107 DOM
4. 2026-06-16
   days on market $319,000 Active 106 DOM
5. 2026-06-15
   days on market $319,000 Active 105 DOM
6. 2026-06-13
   pricedays on market $319,000 Active 103 DOM
7. 2026-06-10
   days on market $321,900 Active 100 DOM
8. 2026-06-09
   days on market $321,900 Active 99 DOM
9. 2026-06-08
   days on market $321,900 Active 98 DOM
10. 2026-06-07
    days on market $321,900 Active 97 DOM
11. 2026-06-03
    days on market $321,900 Active 93 DOM
12. 2026-06-02
    days on market $321,900 Active 92 DOM
13. 2026-06-01
    days on market $321,900 Active 91 DOM
14. 2026-05-31
    days on market $321,900 Active 90 DOM
15. 2026-04-13
    price $321,900 1788-char remark

    Show marketing remark (1788 chars)

    Home is all freshly painted in a warm beige. New neutral carpet has been installed in primary and second bedroom. This home is located in the sought after Windstone neighborhood that boasts of sidewalks, lakes, and community pools. This three-bedroom home with large front porch, small-yard maintenance, two patios, and a two-car rear loading garage is conveniently located near shopping and amenities. The living room with fireplace and crown molding, has a beautiful hardwood floor that continues into the open office space with bult-in desk, and down the hallway to the bedrooms and bath. The private primary bedroom is located at the back of the house and has outdoor access to its own private patio. The primary bath has a large double vanity, spa tub, large shower, linen closet, secluded toilet area, and large walk-in closet. There is a second walk-in closet just outside the primary bedroom door off the hallway. The second bedroom also has a walk-in closet, board and batten wood paneling, and bult-in shelving for your books, or collection. The second bathroom is conveniently located off the hall between bedroom two and three. The kitchen and dining area is located just off the living room. The kitchen has a pantry, breakfast bar island, and beautiful cabinets. The stainless appliances will stay. The dining area is open to the kitchen. The hallway off the back of the kitchen provides access to the second patio and the laundry room which has cabinets and clothes rods. At the end of the hallway is a built-in coat rack and storage bench, as well as the door to the two-car garage. The garage has extra storage space, and there is a stairway inside the house for easy walk-up attic access to much more storage space and possible expansion of living space.

16. 2026-03-27
    price $324,000 1788-char remark

    Show marketing remark (1788 chars)

    Home is all freshly painted in a warm beige. New neutral carpet has been installed in primary and second bedroom. This home is located in the sought after Windstone neighborhood that boasts of sidewalks, lakes, and community pools. This three-bedroom home with large front porch, small-yard maintenance, two patios, and a two-car rear loading garage is conveniently located near shopping and amenities. The living room with fireplace and crown molding, has a beautiful hardwood floor that continues into the open office space with bult-in desk, and down the hallway to the bedrooms and bath. The private primary bedroom is located at the back of the house and has outdoor access to its own private patio. The primary bath has a large double vanity, spa tub, large shower, linen closet, secluded toilet area, and large walk-in closet. There is a second walk-in closet just outside the primary bedroom door off the hallway. The second bedroom also has a walk-in closet, board and batten wood paneling, and bult-in shelving for your books, or collection. The second bathroom is conveniently located off the hall between bedroom two and three. The kitchen and dining area is located just off the living room. The kitchen has a pantry, breakfast bar island, and beautiful cabinets. The stainless appliances will stay. The dining area is open to the kitchen. The hallway off the back of the kitchen provides access to the second patio and the laundry room which has cabinets and clothes rods. At the end of the hallway is a built-in coat rack and storage bench, as well as the door to the two-car garage. The garage has extra storage space, and there is a stairway inside the house for easy walk-up attic access to much more storage space and possible expansion of living space.

17. 2026-03-02
    listed $327,000 Active 1788-char remark

    Show marketing remark (1788 chars)

    Home is all freshly painted in a warm beige. New neutral carpet has been installed in primary and second bedroom. This home is located in the sought after Windstone neighborhood that boasts of sidewalks, lakes, and community pools. This three-bedroom home with large front porch, small-yard maintenance, two patios, and a two-car rear loading garage is conveniently located near shopping and amenities. The living room with fireplace and crown molding, has a beautiful hardwood floor that continues into the open office space with bult-in desk, and down the hallway to the bedrooms and bath. The private primary bedroom is located at the back of the house and has outdoor access to its own private patio. The primary bath has a large double vanity, spa tub, large shower, linen closet, secluded toilet area, and large walk-in closet. There is a second walk-in closet just outside the primary bedroom door off the hallway. The second bedroom also has a walk-in closet, board and batten wood paneling, and bult-in shelving for your books, or collection. The second bathroom is conveniently located off the hall between bedroom two and three. The kitchen and dining area is located just off the living room. The kitchen has a pantry, breakfast bar island, and beautiful cabinets. The stainless appliances will stay. The dining area is open to the kitchen. The hallway off the back of the kitchen provides access to the second patio and the laundry room which has cabinets and clothes rods. At the end of the hallway is a built-in coat rack and storage bench, as well as the door to the two-car garage. The garage has extra storage space, and there is a stairway inside the house for easy walk-up attic access to much more storage space and possible expansion of living space.

18. 2026-02-27
    historical
19. 2026-02-27
    listed $327,000 Active
20. 2026-01-15
    historical
21. 2025-11-29
    price $327,000
22. 2025-11-29
    price $325,000
23. 2025-10-29
    price $329,000
24. 2025-09-28
    listed $349,900 Active
25. 2010-11-17
    soldstatus
26. 2010-11-15
    soldstatus
27. 2010-09-15
    listed $184,900
28. 2010-06-04
    historical
29. 2010-04-29
    listed $198,000
30. 2009-07-31
    soldstatus
31. 2009-06-01
    listed $169,900
32. 2003-12-17
    soldstatus
33. 2003-12-17
    soldstatus
34. 2003-05-23
    listed $189,900

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $2,520 · $210/mo
• Expected delta: +$1,733/yr (+$144/mo · 220.2%)

ⓘ 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 18% 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: $28,721
• − Mortgage interest: −$17,869
• − Property taxes: −$787
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − HOA: −$624
• − Depreciation: −$9,280
• Taxable loss: −$6,030
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $1,056/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

+69.5% since first listed

20 events — show timeline

• 2026-04-13 Price Changed $321,900 MLSU
• 2026-03-27 Price Changed $324,000 MLSU
• 2026-03-02 Listed $327,000 MLSU
• 2026-02-27 Listed $327,000 MLSU
• 2026-02-27 Listing Removed — MLSU
• 2026-01-15 Listing Removed — MLSU
• 2025-11-29 Price Changed $327,000 MLSU
• 2025-11-29 Price Changed $325,000 MLSU
• 2025-10-29 Price Changed $329,000 MLSU
• 2025-09-28 Listed $349,900 MLSU
• 2010-11-17 Sold (Public Records) — Public Records
• 2010-11-15 Sold (MLS) — MLSU
• 2010-09-15 Listed $184,900 MLSU
• 2010-06-04 Listing Removed — MLSU
• 2010-04-29 Listed $198,000 MLSU
• 2009-07-31 Sold (MLS) — MLSU
• 2009-06-01 Listed $169,900 MLSU
• 2003-12-17 Sold (Public Records) — Public Records
• 2003-12-17 Sold (MLS) — MLSU
• 2003-05-23 Listed $189,900 MLSU

Property tax history

-1.5%/yr

Latest (2025): $787 · -15.2% YoY. Source: county tax records.