6326 River Ln · Lynchburg, MS 38680

$309,900

4 bd · 2.0 ba · 1,840 sqft · SingleFamily · 36 Days on market

Built 2026 0.31 ac lot $168/sqft · at area comps Est $311k · at est. $25/mo HOA · 1% 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).

• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• Cash flow +6.2/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.5/10.0

Listing remarks

Seller will consider paying 3% in concessions towards buyers closing expenses with acceptable offer. NEW CONSTRUCTION! Welcome to the Sorghum plan. You'll love this split plan 4-bedroom home. As you enter thru a grand foyer into the spacious family room (with a gas FP), it opens into the roomy kitchen with a bar that separates them. Just off the kitchen area is a pantry and a door that leads to the laundry area, along with stairs to the upstairs bonus/4th bedroom! Back downstairs you will find 2 bedrooms on the other side of the house with bathroom as well. Back off of the kitchen is the primary bedroom with primary bath. In the bathroom you will find a double vanity, large walk-in closet,

Key facts

• Pantry
• Grand foyer
• New construction

Tags

• NEW CONSTRUCTION
• SPLIT PLAN
• GRAND FOYER
• SPACIOUS FAMILY ROOM
• ROOMY KITCHEN
• PANTRY

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $300; Community features include curbs and sidewalks

Exterior

• Parking: Attached 2-car garage with garage door opener and concrete floor
• Security: Smoke detectors; Carbon monoxide detectors; Deadbolt locks
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Fiber to the house; Underground utilities
• Home design: Single-family house; Two levels; Move-in ready; New construction (builder model: Sorghum)
• Construction: Brick construction; Slab foundation; Architectural shingle roof; Year built and living area reported by builder
• Exterior features: Patio; Rain gutters; Landscaped, level lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Free-standing electric oven; Microwave; Exhaust fan; Oven; Plumbed for ice maker; Stainless steel appliances; Granite countertops; Pantry; Breakfast bar
• Bedrooms: Primary bedroom (first level) — 13x16; Bedroom (first level) — 10x12; Bedroom (first level) — 10x12; Bonus room (second level) — 13x16; Family room (first level) — 14x20; Dining room (first level) — 12x10; Kitchen (first level) — 10x10; Total rooms: 7
• Flooring: Luxury vinyl; Carpet; Combination of flooring types
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning (electric, multi-unit system)
• Interior features: Open floorplan; Cathedral ceilings; Ceiling fans; Breakfast bar; Pantry; Recessed lighting; Double vanity; Granite counters; Bay windows with vinyl frames; Deadbolt locks; Fiberglass insulated doors; Gas-log fireplace with gas starter in the living room
• Laundry & utility: Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-562 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (34.5% below list).
• Recommended offer: $203k (34.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#145 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: Lake Cormorant Elementary (math 48% / reading 55%, grade C-, #56 of 375 statewide, top 15%, 647 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: 51 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 41% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,128 (34.5% 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 36 days. Have you received any prior offers? Is the seller open to a 34% 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. 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. 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: 0.66% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 12.7

CMA / ARV

• ARV (median comp): $311,367
• List price: $309,900
• Delta: -0.47%
• 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
6432 Clover Ct	0.03mi	4/2.0	1,853 (+1%)	2mo	$309,900	$167	96
6343 Jameson Cv	0.04mi	4/2.0	1,853 (+1%)	3mo	$309,900	$167	95
6510 Benjamin Cv	0.10mi	4/2.0	1,839 (-0%)	1mo	$309,900	$169	94
6416 Clover Ct	0.04mi	4/2.0	1,840 (0%)	5mo	$307,900	$167	94
6518 Benjamin Cv	0.11mi	4/2.0	1,840 (0%)	3mo	$309,900	$168	92
6393 Jameson Cv	0.07mi	4/2.0	1,839 (-0%)	5mo	$309,900	$169	92
6394 Jameson Cv	0.10mi	4/2.0	1,839 (-0%)	5mo	$309,900	$169	91
6359 Jameson Cv	0.05mi	4/2.0	1,903 (+3%)	1mo	$319,900	$168	91
6502 Benjamin Cv	0.10mi	4/2.0	1,903 (+3%)	2mo	$319,900	$168	88
6398 Jameson Cv	0.10mi	4/2.0	1,903 (+3%)	6mo	$315,900	$166	85
6251 Clover Ct	0.20mi	4/2.0	1,986 (+8%)	2mo	$330,900	$167	76
6263 Clover Ct	0.19mi	3/2.0 (-1)	1,940 (+5%)	3mo	$324,900	$167	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 2.53×
• Total profit: $133,036
• Equity at exit: $279,182

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $420,005
• Equity at exit: $602,068

Cash invested: $86,772 (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 38680

• Home prices YoY: 4.6%
• Active inventory: 51
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,031 high
• Mortgage (P&I): −$1,625
• Tax est. 1.5%: −$387 /mo · $4,648/yr
• Insurance: −$129
• HOA: −$25
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-562

Break-even live

Break-even rent $2,743

Max offer price $228,587

Occupancy floor —

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6670 Tangleberry Cv Walls, MS	3.0	2.0	1600	$1,770	$1.11	20d	1	0.26mi
6640 Poplar Corner Rd Walls, MS	3.0	3.0	2267	$2,300	$1.01	4d	1	0.57mi
7051 Lake Forest Dr N Walls, MS	3.0	2.0	1551	$1,595	$1.03	43d	1	0.77mi
6757 River Birch Rd Walls, MS	3.0	2.0	1331	$1,720	$1.29	11d	1	0.87mi
5968 Shannon Dr Horn Lake, MS	3.0	2.0	1374	$1,650	$1.20	20d	1	1.00mi
6915 Black Thorn Dr Walls, MS	4.0	2.0	1382	$1,655	$1.20	4d	1	1.02mi
6916 Fox Briar Cv Walls, MS	3.0	2.0	1350	$1,600	$1.19	4d	1	1.10mi
7089 Willow Point Dr Horn Lake, MS	3.0	2.0	1900	$1,895	$1.00	17d	1	1.22mi
5309 Longwood Cv Horn Lake, MS	4.0	2.0	1704	$1,400	$0.82	21d	1	1.22mi
6205 Liberty Estates Dr Walls, MS	3.0	2.0	1357	$1,555	$1.15	4d	1	1.24mi
7601 Broken Hickory Dr Walls, MS	4.0	3.0	2176	$1,811	$0.83	43d	1	1.28mi
5331 Greenwood Rd Horn Lake, MS	4.0	2.0	1774	$1,970	$1.11	11d	1	1.45mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gas

Listing history 14 events

1. 2026-06-18
   days on market $309,900 Active 36 DOM
2. 2026-06-17
   days on market $309,900 Active 35 DOM
3. 2026-06-16
   days on market $309,900 Active 34 DOM
4. 2026-06-15
   days on market $309,900 Active 33 DOM
5. 2026-06-13
   days on market $309,900 Active 31 DOM
6. 2026-06-10
   days on market $309,900 Active 28 DOM
7. 2026-06-09
   days on market $309,900 Active 27 DOM
8. 2026-06-08
   days on market $309,900 Active 26 DOM
9. 2026-06-07
   days on market $309,900 Active 25 DOM
10. 2026-06-03
    days on market $309,900 Active 21 DOM
11. 2026-06-02
    days on market $309,900 Active 20 DOM
12. 2026-06-01
    days on market $309,900 Active 19 DOM
13. 2026-05-31
    days on market $309,900 Active 18 DOM
14. 2026-05-13
    listed $309,900 Active 823-char remark

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

Taxation est. · year 1

• Rental income: $24,375
• − Mortgage interest: −$17,359
• − Property taxes: −$4,648
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − HOA: −$300
• − Depreciation: −$9,015
• Taxable loss: −$12,397
• Est. tax savings @ 24.0%: +$2,975
• After-tax cash flow: $-3,768/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 — Lynchburg

• Score: 63/100
• State rank: #145
• US rank: #14967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynchburg, MS
• County: DeSoto County · 176,513 people
• 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: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-13 Listed $309,900 MLSU