4720 N Terrace Stone Dr · Olive Branch, MS 38654

$335,000

4 bd · 2.0 ba · 1,755 sqft · Other public records · 63 Days on market

Built 2009 6,098 sqft lot $191/sqft · 7% below area Est $360k · 7% under $73/mo HOA · 3% 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 +11.5/30.0
• ARV discount +10.7/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home located in the highly desirable Windstone neighborhood. This updated, single-level 3 bedroom, 2 bathroom home includes the following features: • hardwood and tile flooring • new carpet in secondary bedrooms • 9-foot ceilings • updated cabinetry and granite counter tops in kitchen • built-in banquette seating in open kitchen • built-in desk and storage cabinetry in dining area • spacious primary suite with dual vanities, jetted soaker tub and walk-in closet • large secondary bedrooms with walk-in closets • decorative wall paneling throughout • wired for smart home technology • Blu-Ray DVD receiver and sound system installed and included • alarm system wired • full-length attic storage accessible by ceiling ladder • fully-fenced back yard with pergola, built-in playstructure and fully automated sprinkler system • neighborhood walking trails • 2 community swimming pools • community lake with fishing. Come see!

Key facts

• Soaking tub
• Shiplap
• Board and batten

Tags

• CUSTOM WALL TREATMENTS
• SHIPLAP
• BOARD AND BATTEN
• ELEGANT TRIM WORK
• HARDWOOD FLOORS
• SOAKING TUB

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $875; Community amenities include hiking/walking trails, a lake, a pool, and sidewalks

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Paved parking pad
• Security: Dead bolt locks; Security door features
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick and wood siding exterior; Shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Front porch; Outdoor lighting; Wood fencing; Landscaped yard; Zero lot line

Interior

• Kitchen: Built-in gas range; Dishwasher; Disposal; Microwave; Eat-in kitchen with breakfast bar; Granite countertops; Pantry
• Bedrooms: Primary bedroom on main level (approx. 16 x 13); Bedroom on main level (approx. 13 x 12); Bedroom on main level (approx. 13 x 11)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Primary bathroom with double vanity and soaking tub
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Bookcases; Breakfast bar; Built-in features; Ceiling fans; Crown molding; Double vanity; Eat-in kitchen; Granite counters; Pantry; Recessed lighting; Soaking tub; Walk-in closets; Gas-log fireplace in the great room; Dead bolt locks and security door features
• Laundry & utility: Laundry room on main level (inside)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $335k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (22.9% below list).
• Recommended offer: $258k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 30% of the median local income ($103k/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 $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 63 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $258,413 (22.9% 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 63 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (median comp): $360,483
• List price: $335,000
• Delta: -7.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-68,934
• Equity at exit: $49,950

10-year hold

• IRR: -24.3%
• Equity multiple: -0.05×
• Total profit: $-98,577
• Equity at exit: $28,965

Cash invested: $93,800 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,584 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$140
• HOA: −$73
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-110

Break-even live

Break-even rent $2,724

Max offer price $315,541

Occupancy floor 99%

Sensitivity live

Price	-10% $79	-5% $-15	+0% $-110	+5% $-205	+10% $-300
Rent	-10% $-314	-5% $-212	+0% $-110	+5% $-8	+10% $94
Rate	-1.0pp $59	-0.5pp $-25	base $-110	+0.5pp $-197	+1.0pp $-285

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.53mi
7455 Newbury Dr Olive Branch, MS	5.0	3.0	2235	$2,665	$1.19	25d	1	0.80mi
5301 Douglas Dr Olive Branch, MS	5.0	3.0	2217	$2,665	$1.20	6d	1	0.82mi
5301 Douglas Dr Unit 1 Olive Branch, MS	5.0	3.0	2217	$2,710	$1.22	18d	1	0.82mi
5323 Douglas Dr Olive Branch, MS	5.0	3.0	2217	$2,695	$1.22	45d	1	0.87mi
4172 Shinault Ln Olive Branch, MS	4.0	3.0	2225	$2,365	$1.06	25d	1	1.21mi
4172 Shinault Ln Olive Branch, MS	4.0	3.0	2225	$2,365	$1.06	45d	1	1.21mi
4412 Davall Cir Olive Branch, MS	4.0	3.0	2413	$2,395	$0.99	25d	1	1.23mi
4049 Shinault Cv Olive Branch, MS	4.0	2.0	2575	$2,260	$0.88	45d	1	1.23mi
6150 Morgan Dr Olive Branch, MS	3.0	2.0	2000	$2,130	$1.06	45d	1	1.29mi
4861 Arrowhead Ln Olive Branch, MS	4.0	2.0	2524	$2,340	$0.93	25d	1	1.32mi
8636 Birnham Cv Unit 1 Olive Branch, MS	5.0	3.0	2244	$2,590	$1.15	18d	1	1.36mi
8636 Birnham Cv Olive Branch, MS	5.0	3.0	2244	$2,590	$1.15	16d	1	1.36mi

HOA detail

• Monthly dues: $73 · $876/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-21
   days on market $335,000 Active 63 DOM
2. 2026-06-18
   days on market $335,000 Active 60 DOM
3. 2026-06-17
   days on market $335,000 Active 59 DOM
4. 2026-06-16
   days on market $335,000 Active 58 DOM
5. 2026-06-15
   days on market $335,000 Active 57 DOM
6. 2026-06-13
   days on market $335,000 Active 55 DOM
7. 2026-06-10
   days on market $335,000 Active 52 DOM
8. 2026-06-09
   days on market $335,000 Active 51 DOM
9. 2026-06-08
   days on market $335,000 Active 50 DOM
10. 2026-06-07
    days on market $335,000 Active 49 DOM
11. 2026-06-03
    days on market $335,000 Active 45 DOM
12. 2026-06-02
    days on market $335,000 Active 44 DOM
13. 2026-06-01
    days on market $335,000 Active 43 DOM
14. 2026-05-31
    days on market $335,000 Active 42 DOM
15. 2026-04-19
    listed $335,000 Active 1041-char remark
16. 2023-06-06
    soldstatus Closed 1020-char remark

    Show marketing remark (1020 chars)

    Beautiful home located in the highly desirable Windstone neighborhood. This updated, single-level 3 bedroom, 2 bathroom home includes the following features: • hardwood and tile flooring • new carpet in secondary bedrooms • 9-foot ceilings • updated cabinetry and granite counter tops in kitchen • built-in banquette seating in open kitchen • built-in desk and storage cabinetry in dining area • spacious primary suite with dual vanities, jetted soaker tub and walk-in closet • large secondary bedrooms with walk-in closets • decorative wall paneling throughout • wired for smart home technology • Blu-Ray DVD receiver and sound system installed and included • alarm system wired • full-length attic storage accessible by ceiling ladder • fully-fenced back yard with pergola, built-in playstructure and fully automated sprinkler system • neighborhood walking trails • 2 community swimming pools • community lake with fishing. Come see!

17. 2023-06-05
    soldstatus
18. 2023-04-08
    status Pending 1020-char remark

    Show marketing remark (1020 chars)

    Beautiful home located in the highly desirable Windstone neighborhood. This updated, single-level 3 bedroom, 2 bathroom home includes the following features: • hardwood and tile flooring • new carpet in secondary bedrooms • 9-foot ceilings • updated cabinetry and granite counter tops in kitchen • built-in banquette seating in open kitchen • built-in desk and storage cabinetry in dining area • spacious primary suite with dual vanities, jetted soaker tub and walk-in closet • large secondary bedrooms with walk-in closets • decorative wall paneling throughout • wired for smart home technology • Blu-Ray DVD receiver and sound system installed and included • alarm system wired • full-length attic storage accessible by ceiling ladder • fully-fenced back yard with pergola, built-in playstructure and fully automated sprinkler system • neighborhood walking trails • 2 community swimming pools • community lake with fishing. Come see!

19. 2023-04-05
    listed $335,000 Active 1020-char remark

    Show marketing remark (1020 chars)

    Beautiful home located in the highly desirable Windstone neighborhood. This updated, single-level 3 bedroom, 2 bathroom home includes the following features: • hardwood and tile flooring • new carpet in secondary bedrooms • 9-foot ceilings • updated cabinetry and granite counter tops in kitchen • built-in banquette seating in open kitchen • built-in desk and storage cabinetry in dining area • spacious primary suite with dual vanities, jetted soaker tub and walk-in closet • large secondary bedrooms with walk-in closets • decorative wall paneling throughout • wired for smart home technology • Blu-Ray DVD receiver and sound system installed and included • alarm system wired • full-length attic storage accessible by ceiling ladder • fully-fenced back yard with pergola, built-in playstructure and fully automated sprinkler system • neighborhood walking trails • 2 community swimming pools • community lake with fishing. Come see!

20. 2015-05-05
    soldstatus
21. 2015-05-04
    soldstatus

    Show marketing remark (315 chars)

    Beautiful home located in the sought after Windstone neighborhood. This 3 bedroom 2 bath home offers hardwood flooring, 9 inch ceilings,open floor plan and state of the art smart home technology. The neighborhood offers walking trails and swimming pools. Perfect for the family that is busy very little maintanance.

22. 2014-12-17
    listed $181,000

    Show marketing remark (315 chars)

    Beautiful home located in the sought after Windstone neighborhood. This 3 bedroom 2 bath home offers hardwood flooring, 9 inch ceilings,open floor plan and state of the art smart home technology. The neighborhood offers walking trails and swimming pools. Perfect for the family that is busy very little maintanance.

23. 2012-05-24
    soldstatus
24. 2012-05-24
    listed $179,900
25. 2011-12-20
    historical
26. 2011-07-05
    listed $179,900

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $2,647 · $221/mo
• Expected delta: +$459/yr (+$38/mo · 21.0%)

ⓘ 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 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: $31,010
• − Mortgage interest: −$18,765
• − Property taxes: −$2,187
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − HOA: −$876
• − Depreciation: −$9,745
• Taxable loss: −$7,201
• Est. tax savings @ 24.0%: +$1,728
• After-tax cash flow: $406/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

+86.2% since first listed

12 events — show timeline

• 2026-04-19 Listed $335,000 MLSU
• 2023-06-06 Sold (MLS) — MLSU
• 2023-06-05 Sold (Public Records) — Public Records
• 2023-04-08 Pending — MLSU
• 2023-04-05 Listed $335,000 MLSU
• 2015-05-05 Sold (Public Records) — Public Records
• 2015-05-04 Sold (MLS) — MLSU
• 2014-12-17 Listed $181,000 MLSU
• 2012-05-24 Listed $179,900 MLSU
• 2012-05-24 Sold (MLS) — MLSU
• 2011-12-20 Listing Removed — MLSU
• 2011-07-05 Listed $179,900 MLSU

Property tax history

+3.1%/yr

Latest (2025): $2,187 · +14.9% YoY. Source: county tax records.