9389 Bryant Trent Blvd · Olive Branch, MS 38654

$285,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 92 Days on market

Built 1998 9,147 sqft lot $177/sqft · 21% above area Est $298k · 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 +12.6/30.0
• ARV discount +9.5/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

~~DOWN PAYMENT ASSISTANCE AVAILABLE~~Perfect Home for Entertaining~ There is so much to Love about this Home~ Featuring 3 bedrooms and 2 baths~ Bonus Room could be 4th bedroom~ Beautiful reclaimed wood laminate floors that leads you to spacious Great Room with vaulted ceilings and gas fireplace~ Dining Room with reclaimed wood laminate floors~ Kitchen offers plenty of cabinets, granite counter tops, tile backsplash and pantry~ The Primary Suite offers tray ceilings and walk-in closet. Primary bath has walk-in shower, jetted tub and double sinks~ Laundry Room~ Upstairs has Bonus Room or 4th Bedroom~ Manicured Lawn~ Perfect home for family gatherings~~Covered Screened In Patio~~

Key facts

• Pantry
• Spacious great room
• Gas fireplace

Tags

• RECLAIMED WOOD LAMINATE FLOORS
• SPACIOUS GREAT ROOM
• GAS FIREPLACE
• GRANITE COUNTER TOPS
• TILE BACKSPLASH
• PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-36 ($-435/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (27.8% below list).
• Recommended offer: $206k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Overpark Elementary (math 47% / reading 50%, grade D, #80 of 375 statewide, top 21%, 677 students, 100% FRL); Center Hill Middle (math 65% / reading 44%, grade B-, #17 of 179 statewide, top 9%, 775 students, 100% FRL); Center Hill High School (math 57% / reading 53%, grade C, #9 of 197 statewide, top 4%, 1,075 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9k 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 92 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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.
• Current owner paid $142k; list at $285k implies a 101% gain — meaningful room to come down on a strong offer.

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 $205,841 (27.8% 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 92 days. Have you received any prior offers? Is the seller open to a 28% 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 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?
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: 0.72% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 11.5

CMA / ARV

• ARV (median comp): $298,283
• List price: $285,000
• Delta: -4.45%
• 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
9178 William Paul Dr	0.25mi	3/2.0	1,733 (+8%)	6mo	$295,000	$170	70
9444 E Geneva Loop	0.29mi	3/2.0	1,520 (-6%)	8mo	$260,000	$171	70
9320 Lacee Ln	0.11mi	3/2.0	1,802 (+12%)	11mo	$299,000	$166	66
9899 Wynngate Dr	0.46mi	3/2.0	1,520 (-6%)	8mo	$240,000	$158	62
9076 Champlain Dr	0.47mi	3/2.0	1,555 (-4%)	13mo	$269,900	$174	61
9129 Tremont Dr	0.59mi	3/2.0	1,525 (-5%)	4mo	$255,000	$167	61
9209 Hickory Dr	0.44mi	3/2.0	1,781 (+10%)	2mo	$294,900	$166	60
9908 Vista Ridge Dr	0.37mi	4/2.0 (+1)	1,523 (-6%)	11mo	$234,900	$154	59
8318 Waverly Cv	0.73mi	3/2.0	1,555 (-4%)	2mo	$259,900	$167	58
8850 Travis Dr	0.65mi	3/2.0	1,677 (+4%)	14mo	$275,000	$164	51
9240 Huron Dr	0.73mi	3/2.0	1,540 (-4%)	13mo	$289,900	$188	48
9857 Tremont Dr	0.57mi	3/2.0	1,382 (-14%)	8mo	$215,000	$156	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: -20.1%
• Equity multiple: 0.31×
• Total profit: $-54,682
• Equity at exit: $42,494

10-year hold

• IRR: -20.0%
• Equity multiple: 0.07×
• Total profit: $-74,545
• Equity at exit: $24,642

Cash invested: $79,800 (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 38654

• Home prices YoY: -26.1%
• Rents YoY: -0.3%
• Active inventory: 575
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-36

Break-even live

Break-even rent $2,104

Max offer price $278,593

Occupancy floor 97%

Sensitivity live

Price	-10% $125	-5% $44	+0% $-36	+5% $-442	+10% $-540
Rent	-10% $-199	-5% $-118	+0% $-36	+5% $45	+10% $126
Rate	-1.0pp $107	-0.5pp $36	base $-36	+0.5pp $-110	+1.0pp $-185

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9913 Vista Ridge Dr Olive Branch, MS	3.0	2.0	1312	$1,680	$1.28	5d	1	0.41mi
9117 Billy Pat Dr Olive Branch, MS	3.0	2.0	1727	$1,850	$1.07	45d	1	0.42mi
9069 Gavin Dr Olive Branch, MS	4.0	2.0	1889	$2,185	$1.16	4d	1	0.42mi
9085 Billy Pat Dr Olive Branch, MS	4.0	2.0	1457	$2,000	$1.37	22d	1	0.45mi
9042 Billy Pat Dr Olive Branch, MS	3.0	2.0	1877	$2,000	$1.07	19d	1	0.50mi
9908 Tremont Dr Olive Branch, MS	3.0	2.0	1507	$1,770	$1.17	19d	1	0.54mi
9305 Stateline Rd Olive Branch, MS	1.0–2.0	1.0–2.0	927	$1,600	$1.73	4d	12	0.55mi
9007 Billy Pat Dr Olive Branch, MS	4.0	2.0	1877	$2,035	$1.08	4d	1	0.56mi
9135 Tremont Dr Olive Branch, MS	4.0	2.0	1774	$2,220	$1.25	25d	1	0.59mi
9083 Erie Cv Olive Branch, MS	3.0	2.0	1600	$1,995	$1.25	22d	1	0.72mi
8255 Cross Point Dr Olive Branch, MS	3.0	2.0	1380	$1,725	$1.25	5d	1	0.86mi
8260 Clubview Dr Olive Branch, MS	3.0	2.0	1588	$1,875	$1.18	21d	1	0.86mi
8243 Cross Point Dr Olive Branch, MS	3.0	2.0	1398	$1,720	$1.23	4d	1	0.87mi
9112 Lakeshore Dr Olive Branch, MS	4.0	2.5	1985	$2,350	$1.18	45d	1	0.87mi
9025 Creekside Dr Olive Branch, MS	3.0	2.5	1800	$1,995	$1.11	6d	1	0.95mi
7843 Plantation Ridge Cv Olive Branch, MS	3.0	2.0	1750	$1,935	$1.11	19d	1	1.21mi
7831 Plantation Ridge Cv Olive Branch, MS	3.0	2.0	1543	$1,980	$1.28	6d	1	1.22mi
7838 Alexanders Crossing Dr Olive Branch, MS	4.0	3.0	2159	$2,220	$1.03	4d	1	1.22mi
8564 Courtly Cir N Olive Branch, MS	4.0	3.0	2207	$2,140	$0.97	45d	1	1.40mi
7665 Fox Hunt Dr E Olive Branch, MS	3.0	2.0	1320	$1,695	$1.28	45d	1	1.47mi
7642 Fox Hunt Dr E Olive Branch, MS	3.0	2.0	1286	$1,675	$1.30	25d	1	1.50mi

Listing history 14 events

1. 2026-05-13
   price $279,000 689-char remark

   Show marketing remark (689 chars)

   ~~DOWN PAYMENT ASSISTANCE AVAILABLE~~Perfect Home for Entertaining~ There is so much to Love about this Home~ Featuring 3 bedrooms and 2 baths~ Bonus Room could be 4th bedroom~ Beautiful reclaimed wood laminate floors that leads you to spacious Great Room with vaulted ceilings and gas fireplace~ Dining Room with reclaimed wood laminate floors~ Kitchen offers plenty of cabinets, granite counter tops, tile backsplash and pantry~ The Primary Suite offers tray ceilings and walk-in closet. Primary bath has walk-in shower, jetted tub and double sinks~ Laundry Room~ Upstairs has Bonus Room or 4th Bedroom~ Manicured Lawn~ Perfect home for family gatherings~~Covered Screened In Patio~~

2. 2026-04-27
   price $284,000 689-char remark

   Show marketing remark (689 chars)

   ~~DOWN PAYMENT ASSISTANCE AVAILABLE~~Perfect Home for Entertaining~ There is so much to Love about this Home~ Featuring 3 bedrooms and 2 baths~ Bonus Room could be 4th bedroom~ Beautiful reclaimed wood laminate floors that leads you to spacious Great Room with vaulted ceilings and gas fireplace~ Dining Room with reclaimed wood laminate floors~ Kitchen offers plenty of cabinets, granite counter tops, tile backsplash and pantry~ The Primary Suite offers tray ceilings and walk-in closet. Primary bath has walk-in shower, jetted tub and double sinks~ Laundry Room~ Upstairs has Bonus Room or 4th Bedroom~ Manicured Lawn~ Perfect home for family gatherings~~Covered Screened In Patio~~

3. 2026-02-24
   listed $289,000 Active 689-char remark

   Show marketing remark (689 chars)

   ~~DOWN PAYMENT ASSISTANCE AVAILABLE~~Perfect Home for Entertaining~ There is so much to Love about this Home~ Featuring 3 bedrooms and 2 baths~ Bonus Room could be 4th bedroom~ Beautiful reclaimed wood laminate floors that leads you to spacious Great Room with vaulted ceilings and gas fireplace~ Dining Room with reclaimed wood laminate floors~ Kitchen offers plenty of cabinets, granite counter tops, tile backsplash and pantry~ The Primary Suite offers tray ceilings and walk-in closet. Primary bath has walk-in shower, jetted tub and double sinks~ Laundry Room~ Upstairs has Bonus Room or 4th Bedroom~ Manicured Lawn~ Perfect home for family gatherings~~Covered Screened In Patio~~

4. 2016-06-27
   historical
5. 2016-06-16
   listed $165,000
6. 2003-05-07
   soldstatus
7. 2003-04-16
   soldstatus
8. 2003-04-16
   soldstatus $142,000
9. 2003-03-01
   historical
10. 2003-01-06
    listed $145,000
11. 2003-01-06
    listed $145,000
12. 1998-12-29
    soldstatus $127,900
13. 1998-11-23
    historical
14. 1998-08-25
    listed $127,900

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$1,662/yr (+$139/mo · 282.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $24,701
• − Mortgage interest: −$15,964
• − Property taxes: −$589
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$8,291
• Taxable loss: −$5,521
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $890/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

+118.1% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $279,000 MLSU
• 2026-04-27 Price Changed $284,000 MLSU
• 2026-02-24 Listed $289,000 MLSU
• 2016-06-27 Listing Removed — MLSU
• 2016-06-16 Listed $165,000 MLSU
• 2003-05-07 Sold (Public Records) — Public Records
• 2003-04-16 Sold (MLS) $142,000 Memphis Area Association of Realtors(R) MLS
• 2003-04-16 Sold (MLS) — MLSU
• 2003-03-01 Delisted — Memphis Area Association of Realtors(R) MLS
• 2003-01-06 Listed $145,000 Memphis Area Association of Realtors(R) MLS
• 2003-01-06 Listed $145,000 MLSU
• 1998-12-29 Sold (MLS) $127,900 Memphis Area Association of Realtors(R) MLS
• 1998-11-23 Delisted — Memphis Area Association of Realtors(R) MLS
• 1998-08-25 Listed $127,900 Memphis Area Association of Realtors(R) MLS

Property tax history

-0.8%/yr

Latest (2025): $589 · -15.2% YoY. Source: county tax records.