705 Deerfield Dr · Oxford, MS 38655

$385,000

4 bd · 1.0 ba · 1,551 sqft · SingleFamily public records · 9 Days on market

Built 1997 0.29 ac lot

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• DSCR +4.0/10.0
• Rent growth +3.7/5.0
• Schools +3.7/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute home with cathedral ceiling gas fp in the great room with lots of natural light. Updated with fresh paint throughout, Beautiful, gray, new LVT flooring in the Family Room, Dining Room, and Kitchen. New carpet has been installed in all Bedrooms with new ceramic tile flooring installed in both bathrooms. French doors open out onto a small deck. The backyard is enclosed by a tall wooden fence. Also in the backyard is a shed w/ electricity for Dad. A split floor plan gives everyone a bit of privacy. Easy to show. Just call

Key facts

• Enclosed garage
• Vaulted ceiling
• Gas fireplace

Tags

• CONCRETE PATIO
• SHADY BACKYARD
• VAULTED CEILING
• GAS FIREPLACE
• ENCLOSED GARAGE
• HUGE BEDROOM

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Located in the Deerfield subdivision; Subdivision covenants
• Construction: Brick construction; Composition roof; Slab foundation; Built on a 0.29-acre lot
• Exterior features: Deck; French doors; Fenced yard

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Cathedral ceiling(s); Walk-in closet(s); Gas fireplace
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $10 ($119/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 $304k (21.1% below list).
• Recommended offer: $304k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.8% in Oxford — 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 87/100 on livability (#1 in MS, #285 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-.
• Lafayette County School District (town): math 47% / reading 40% proficiency, ranked #29 of 130 in MS (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lafayette Upper Elementary School (math 46% / reading 39%, grade F, #105 of 375 statewide, top 28%, 823 students, 100% FRL); Lafayette Middle School (math 45% / reading 42%, grade D, #46 of 179 statewide, top 25%, 447 students, 99% FRL); Lafayette High School (math 53% / reading 42%, grade D, #28 of 197 statewide, top 14%, 868 students, 100% FRL) — zoned schools average 100% FRL vs 49% district-wide (50 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 856 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 503 units permitted in Lafayette County in 2024 (0 in 5+ unit buildings).
• At $3,039/mo this rent would consume 53% of the median local household income ($68k/yr) (locally 1892% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Lafayette County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,908 (21.1% 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. 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: 0.79% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.85% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.48×
• Total profit: $-56,112
• Equity at exit: $57,405

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-23,982
• Equity at exit: $33,288

Cash invested: $107,800 (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 38655

• Rents YoY: 4.8%
• Active inventory: 856
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,039 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$212 /mo · $2,538/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $10

Break-even live

Break-even rent $3,026

Max offer price $385,000

Occupancy floor 95%

Sensitivity live

Price	-10% $228	-5% $119	+0% $10	+5% $-99	+10% $-208
Rent	-10% $-230	-5% $-110	+0% $10	+5% $130	+10% $250
Rate	-1.0pp $204	-0.5pp $108	base $10	+0.5pp $-90	+1.0pp $-191

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Orleans Oaks Ln Oxford, MS	4.0	3.0	1625	$2,750	$1.69	45d	1	1.15mi
3543 Fenwick Way Oxford, MS	3.0	3.5	1620	$2,700	$1.67	45d	1	1.43mi

Listing history 8 events

1. 2026-06-19
   days on market $385,000 Active 9 DOM
2. 2026-06-18
   days on market $385,000 Active 8 DOM
3. 2026-06-17
   days on market $385,000 Active 7 DOM
4. 2026-06-16
   days on market $385,000 Active 6 DOM
5. 2026-06-15
   days on market $385,000 Active 5 DOM
6. 2026-06-14
   days on market $385,000 Active 3 DOM
7. 2026-06-12
   remarks 524-char remark
8. 2026-06-12
   listed $385,000 Active 2 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: $2,538 · $212/mo
• Projected year-2 tax: $3,042 · $253/mo
• Expected delta: +$503/yr (+$42/mo · 19.8%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,469
• − Mortgage interest: −$21,566
• − Property taxes: −$2,538
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,918
• − Management: −$2,918
• − Depreciation: −$11,200
• Taxable loss: −$6,595
• Est. tax savings @ 24.0%: +$1,583
• After-tax cash flow: $1,702/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: Lafayette County School District
• NCES district ID: 2802370
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $46,476
• Composite: 37.09/100
• National rank: #4498
• State rank: #29 of 130 in MS

Livability — Oxford

• Score: 87/100
• State rank: #1
• US rank: #285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lafayette County · 46,156 people
• City population: 46,156
• Metro: Oxford, MS
• Population (ZIP): 46,156
• Household income: $68,235
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1892.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 66,984 people
• By 2030: 74,726 · +11.6%
• By 2040: 90,806 · +35.6%
• By 2050: 108,114 · +61.4%
• By 2075: 151,215 · +125.7%
• By 2100: 187,997 · +180.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Hispanic / Latino 4% Asian 2% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Lafayette

• 2024 margin: Strong R (+21.8) · D 38.3% · R 60.0% · Other 1.7%
• 2008→2024 swing: -9.4pp toward R · 2008: -12.4pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+12.3 2016: R+14.8 2012: R+15.6 2008: R+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.86%
• Current HPI: 211.5486
• Rent YoY: ▲ 4.85%
• Metro: Oxford, MS
• State GDP YoY: —
• F500 in state: 0

Price history

+73.0% since first listed

4 events — show timeline

• 2026-06-10 Listed $385,000 NCMBR
• 2022-03-02 Sold (Public Records) — Public Records
• 2022-03-01 Sold (MLS) — NCMBR
• 2022-01-17 Listed $222,500 NCMBR

Property tax history

+3.3%/yr

Latest (2025): $2,538 · +23.6% YoY. Source: county tax records.