9284 Brooks Dr · Olive Branch, MS 38654

$145,000

3 bd · 2.5 ba · 621 sqft · SingleFamily public records · 18 Days on market

Built 2000 9,147 sqft lot

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Why this score? — see what drove the B- 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open concept 3 bedroom home offers you cozy, comfort by the gas fireplace, well equipped kitchen with smooth cooktop. Cover back patio, fenced backyard.

Key facts

• 9,147 sq ft lot
• Built 2000
• Listed 17 days

Property features AI

Finance

• Financial info: Property listed as a fixer

Exterior

• Parking: No garage; Concrete parking
• Utilities: Public water; Public sewer; Cable available; Electricity connected
• Home design: Single-family residence (house); Two levels; General residential zoning
• Construction: Vinyl exterior; Asphalt composition roof; Slab foundation; Built in (year source: assessor)
• Exterior features: Patio; Partial fencing; City lot; See remarks

Interior

• Kitchen: Electric range
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: See remarks; Fireplace in living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Olive Branch Elem (503 students, 99% FRL); Olive Branch Middle (math 48% / reading 32%, grade F, #68 of 179 statewide, top 38%, 726 students, 100% FRL); Olive Branch High School (math 54% / reading 48%, grade D+, #17 of 197 statewide, top 9%, 1,117 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); 576 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,825 (1.5% 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 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?
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.09×
• Total profit: $3,772
• Equity at exit: $21,620

10-year hold

• IRR: 9.1%
• Equity multiple: 1.61×
• Total profit: $24,620
• Equity at exit: $12,537

Cash invested: $40,600 (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: 576
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $512

Break-even live

Break-even rent $1,168

Max offer price $145,000

Occupancy floor 67%

Sensitivity live

Price	-10% $594	-5% $553	+0% $512	+5% $471	+10% $430
Rent	-10% $369	-5% $440	+0% $512	+5% $584	+10% $656
Rate	-1.0pp $585	-0.5pp $549	base $512	+0.5pp $474	+1.0pp $436

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6795 Blocker St Olive Branch, MS	2.0	1.0	750	$1,095	$1.46	24d	1	0.67mi
6795 Blocker St Unit 10 Olive Branch, MS	2.0	1.0	750	$1,095	$1.46	44d	1	0.67mi

Listing history 11 events

1. 2026-06-21
   days on market $145,000 Active 18 DOM
2. 2026-06-18
   days on market $145,000 Active 15 DOM
3. 2026-06-17
   days on market $145,000 Active 14 DOM
4. 2026-06-16
   days on market $145,000 Active 13 DOM
5. 2026-06-15
   days on market $145,000 Active 12 DOM
6. 2026-06-13
   days on market $145,000 Active 10 DOM
7. 2026-06-10
   days on market $145,000 Active 7 DOM
8. 2026-06-09
   days on market $145,000 Active 6 DOM
9. 2026-06-08
   days on market $145,000 Active 5 DOM
10. 2026-06-07
    remarks 21-char remark
11. 2026-06-07
    listed $145,000 Active 4 DOM

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,227 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $21,799
• − Mortgage interest: −$8,122
• − Property taxes: −$1,227
• − Insurance: −$725
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,218
• Taxable income: $4,019
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $5,180/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

+45.1% since first listed

16 events — show timeline

• 2026-06-03 Listed $145,000 MLSU
• 2022-04-12 Sold (Public Records) — Public Records
• 2022-04-06 Sold (MLS) — MLSU
• 2022-01-25 Pending — MLSU
• 2022-01-20 Listed $150,000 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2021-10-02 Listing Removed — MLSU
• 2016-09-15 Sold (Public Records) — Public Records
• 2016-09-14 Sold (MLS) — MLSU
• 2016-08-11 Listed $114,900 MLSU
• 2011-05-14 Listed $116,900 MLSU
• 2008-12-24 Sold (Public Records) — Public Records
• 2008-12-18 Sold (MLS) — MLSU
• 2008-06-02 Listed $99,900 MLSU
• 2001-10-05 Sold (Public Records) — Public Records
• 1999-12-09 Listed $99,900 MLSU

Property tax history

+5.3%/yr

Latest (2025): $1,227 · +15.6% YoY. Source: county tax records.