6570 Westbury Ave · Horn Lake, MS 38637

$200,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 2 Days on market

Built 1991 0.30 ac lot $152/sqft · at area comps Est $203k · 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 +15.1/30.0
• ARV discount +8.1/15.0
• DSCR +4.6/10.0
• Schools +4.0/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Horn Lake, Mississippi this beautifully remodeled 3-bedroom, 2-bath home is the perfect blend of comfort and modern style. From the moment you walk in, you'll notice the fresh updates and inviting atmosphere that make this home truly move-in ready. Featuring updated finishes, fresh paint , new roof , spacious living areas, and a functional layout designed for everyday living, this home is ideal for first-time buyers, or anyone looking for a like- new fresh start. Conveniently located near shopping, dining ( Chic fil A , Chipotle & Walmart to name a few), schools, and major highways, 6750 Westbury Avenue offers both comfort and convenience at an incredible v

Key facts

• Remodeled
• Updated finishes
• Fresh paint

Tags

• REMODELED
• UPDATED FINISHES
• FRESH PAINT
• NEW ROOF
• SPACIOUS LIVING AREAS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: 2-car garage; Driveway; Garage with automatic door opener and front-facing garage
• Security:
• Utilities: Public water; Public sewer; Natural gas connected; Water and sewer connected
• Home design: Single-family residence, one story; House with updated/remodeled condition; Living area reported as 1,320 (public records)
• Construction: Brick veneer and siding exterior; Slab foundation
• Exterior features: Architectural shingle roof; Lot approximately 0.3 acres

Interior

• Kitchen: Dishwasher
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Den fireplace
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $67 ($799/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (16.8% below list).
• Recommended offer: $166k (16.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#196 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, 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: Shadow Oaks Elementary School (459 students, 99% FRL); Horn Lake Middle School (math 37% / reading 21%, grade F, #90 of 179 statewide, top 52%, 1,021 students, 100% FRL); Horn Lake High (math 28% / reading 30%, grade F, #98 of 197 statewide, top 49%, 1,361 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 29% at this address vs 45% district-wide (-16 pts) — the specific schools serving this property underperform the Desoto County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $166,334 (16.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $202,574
• List price: $200,000
• Delta: -1.27%
• 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
6570 Westbury Ave	0.00mi	3/2.0	1,320 (0%)	0mo	$200,000	$152	100
6395 Kensington Rd	0.18mi	3/2.0	1,322 (+0%)	1mo	$242,000	$183	91
3410 Dorchester Cv	0.44mi	3/2.0	1,351 (+2%)	1mo	$95,500	$71	75
6795 Dunbarton Dr	0.32mi	3/2.0	1,260 (-4%)	4mo	$208,000	$165	74
3810 Union Ave	0.63mi	3/2.0	1,308 (-1%)	2mo	$235,000	$180	68
3405 Woodbine Cv	0.47mi	3/2.0	1,246 (-6%)	4mo	$194,900	$156	66
3350 W Tulane Rd	0.58mi	3/2.0	1,357 (+3%)	4mo	$175,000	$129	65
4039 Shadow Glen Dr	0.28mi	3/2.0	1,492 (+13%)	2mo	$214,900	$144	64
6325 Collinwood Rd	0.34mi	3/2.0	1,162 (-12%)	2mo	$202,000	$174	63
4511 Shadow Hollow Dr	0.60mi	3/2.0	1,250 (-5%)	1mo	$225,000	$180	62
3783 Conrail Cir	0.72mi	3/2.0	1,377 (+4%)	2mo	$240,000	$174	57
7251 Durango Dr	0.70mi	3/2.0	1,471 (+11%)	6mo	$245,000	$167	43

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-33,102
• Equity at exit: $29,821

10-year hold

• IRR: -15.3%
• Equity multiple: 0.24×
• Total profit: $-42,438
• Equity at exit: $17,292

Cash invested: $56,000 (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 38637

• Home prices YoY: -13.4%
• Rents YoY: -0.7%
• Active inventory: 98
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $67

Break-even live

Break-even rent $1,579

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $180	-5% $123	+0% $67	+5% $10	+10% $-47
Rent	-10% $-65	-5% $1	+0% $67	+5% $132	+10% $198
Rate	-1.0pp $167	-0.5pp $117	base $67	+0.5pp $15	+1.0pp $-38

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6455 Walnut Grove Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	45d	1	0.19mi
6420 Sandhurst Rd Horn Lake, MS	3.0	2.0	1101	$1,623	$1.47	23d	1	0.19mi
3915 Woodland Dr Horn Lake, MS	3.0	2.0	1400	$1,775	$1.27	45d	1	0.22mi
3560 Lakehurst Dr Horn Lake, MS	4.0	2.0	1300	$1,425	$1.10	19d	1	0.24mi
6445 Collinwood Rd Horn Lake, MS	3.0	2.0	1450	$1,593	$1.10	4d	1	0.25mi
3985 Fernway Dr Horn Lake, MS	3.0	2.0	1726	$1,903	$1.10	45d	1	0.26mi
6270 Jamestown Ave Horn Lake, MS	3.0	2.0	1053	$1,523	$1.45	45d	1	0.28mi
6290 Sandhurst Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	6d	1	0.28mi
3780 Southbrook Dr Horn Lake, MS	4.0	2.0	1444	$1,550	$1.07	6d	1	0.32mi
3530 Mayfair Dr Horn Lake, MS	4.0	2.0	1300	$1,595	$1.23	16d	1	0.33mi
6225 Sandhurst Rd Horn Lake, MS	3.0	2.0	1200	$1,395	$1.16	45d	1	0.34mi
6420 Cornwall Rd Horn Lake, MS	3.0	2.0	1189	$1,550	$1.30	16d	1	0.35mi
6585 Fairwood Cv Horn Lake, MS	3.0	2.0	1473	$1,553	$1.05	25d	1	0.35mi
4355 Shadow Ridge Dr Horn Lake, MS	3.0	2.0	1350	$1,760	$1.30	6d	1	0.37mi
4088 Carroll Dr W Horn Lake, MS	3.0	2.0	1614	$1,815	$1.12	6d	1	0.45mi
3437 Laurelwood St Horn Lake, MS	3.0	2.0	1200	$1,480	$1.23	13d	1	0.49mi
6392 Manchester Dr Horn Lake, MS	3.0	2.0	1352	$1,715	$1.27	4d	1	0.51mi
6420 Forestgate Rd Horn Lake, MS	3.0	2.0	1120	$1,573	$1.40	23d	1	0.53mi
6165 Forestgate Rd Horn Lake, MS	3.0	1.5	1079	$1,400	$1.30	45d	1	0.56mi
4506 Shadow Hollow Dr Horn Lake, MS	3.0	2.0	1300	$1,645	$1.27	4d	1	0.60mi
6620 Tealwood Dr Horn Lake, MS	3.0	2.0	1833	$2,170	$1.18	5d	1	0.64mi
3914 Santa Fe Loop Horn Lake, MS	3.0	3.0	1238	$1,673	$1.35	25d	1	0.71mi
7266 Illinois Central Ave Horn Lake, MS	3.0	3.0	1778	$1,718	$0.97	4d	1	0.73mi
6475 Forest Glen Dr Horn Lake, MS	3.0	1.5	1100	$1,395	$1.27	45d	1	0.74mi
7080 Benji Ave Horn Lake, MS	3.0	2.0	1276	$1,550	$1.21	45d	1	0.76mi
7163 Layne Dr Horn Lake, MS	3.0	2.0	1320	$1,595	$1.21	25d	1	0.79mi
3305 Laurel Dr Horn Lake, MS	3.0	2.0	1085	$1,450	$1.34	25d	1	0.81mi
7340 Durango Dr Horn Lake, MS	3.0	2.0	1362	$1,705	$1.25	6d	1	0.81mi
3060 Fairmeadow Dr Horn Lake, MS	3.0	1.5	1104	$1,663	$1.51	4d	1	0.82mi
6230 Somerset Dr Horn Lake, MS	3.0	2.0	1204	$1,593	$1.32	4d	1	0.85mi
3285 Edenshire Ln Horn Lake, MS	2.0	2.0	1407	$1,573	$1.12	25d	1	0.86mi
7101 Tulane Rd N Horn Lake, MS	2.0–3.0	2.0	1189	$1,750	$1.47	4d	6	0.90mi
4238 Highgate Dr Horn Lake, MS	3.0	2.0	1232	$1,585	$1.29	45d	1	0.90mi
7202 Brenwood Dr Horn Lake, MS	3.0	2.0	1490	$1,705	$1.14	23d	1	0.90mi
2890 Meadowbrook Dr Horn Lake, MS	3.0	2.0	1171	$1,375	$1.17	4d	1	0.91mi
6360 Greenbriar Dr Horn Lake, MS	3.0	1.5	1328	$1,465	$1.10	45d	1	0.92mi
7341 Lee Ann Dr Horn Lake, MS	3.0	2.0	1247	$1,660	$1.33	4d	1	0.92mi
2921 Normandy Dr Horn Lake, MS	3.0	1.5	1250	$1,200	$0.96	25d	1	0.96mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	25d	1	1.01mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	23d	1	1.01mi

Listing history 3 events

1. 2026-05-09
   status Pending 763-char remark
2. 2026-05-06
   listed $200,000 Active 763-char remark
3. 1991-03-01
   soldstatus

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$196/yr (+$16/mo · 14.2%)

ⓘ 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 6/10 Major 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: $19,960
• − Mortgage interest: −$11,203
• − Property taxes: −$1,384
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,818
• Taxable loss: −$2,639
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,432/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 — Horn Lake

• Score: 61/100
• State rank: #196
• US rank: #17977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horn Lake, MS
• County: DeSoto County · 176,513 people
• City population: 26,647
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 26,647
• Household income: $53,311
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1052.0

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 0.62)
• Race & ethnicity: Black 44% White 42% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -32.08%
• Current HPI: 206.5542
• Rent YoY: ▼ -0.66%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-06-10 Sold (MLS) — MLSU
• 2026-05-09 Pending — MLSU
• 2026-05-06 Listed $200,000 MLSU
• 1991-03-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,384 · +15.9% YoY. Source: county tax records.