3337 Pecan Estates Dr · Hernando, MS 38632

$380,000

4 bd · 2.0 ba · 1,954 sqft · Other public records · 72 Days on market

Built 2015 0.72 ac lot $194/sqft · at area comps Est $465k · 18% under ↓ 1% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now offering $10,000 for buyers. Welcome to Pecan Estates! Move-in ready 4 bedroom, 2 bath home in Hernando featuring a functional layout with 3 bedrooms on the main level and a large fourth bedroom or bonus room upstairs. Fresh interior paint throughout and new carpet in all bedrooms give the home a clean, updated feel. The .72-acre lot offers plenty of outdoor space with a fenced backyard and a large deck, ideal for relaxing or entertaining. Additional highlights include: • No HOA •No city taxes • Public water and sewer • Hernando Schools • USDA financing available A great option for buyers looking for space, flexibility, and a convenient Hernando location.

Key facts

• Large deck
• No city taxes
• Hernando schools

Tags

• FENCED BACKYARD
• LARGE DECK
• NO HOA
• NO CITY TAXES
• PUBLIC WATER AND SEWER
• HERNANDO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $380k.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (35.5% below list).
• Recommended offer: $245k (35.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#44 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.
• Market conditions: Rents soft (-0.4%/yr); 403 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($94k/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 $3k of loan paydown is wiped out by about $11k 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 72 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.

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 $245,260 (35.5% 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 72 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.29%
• DSCR: 0.81
• GRM: 12.9

CMA / ARV

• ARV (median comp): $464,754
• List price: $380,000
• Delta: -18.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.5%
• Equity multiple: 0.12×
• Total profit: $-93,135
• Equity at exit: $56,659

10-year hold

• IRR: -35.7%
• Equity multiple: -0.32×
• Total profit: $-140,681
• Equity at exit: $32,855

Cash invested: $106,400 (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 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 403
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,453 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$167 /mo · $2,000/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-380

Break-even live

Break-even rent $2,934

Max offer price $312,828

Occupancy floor —

Sensitivity live

Price	-10% $-165	-5% $-273	+0% $-380	+5% $-488	+10% $-595
Rent	-10% $-574	-5% $-477	+0% $-380	+5% $-283	+10% $-186
Rate	-1.0pp $-189	-0.5pp $-284	base $-380	+0.5pp $-479	+1.0pp $-579

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2070 Hyacinth Ln Hernando, MS	5.0	3.0	2016	$2,270	$1.13	2d	1	1.27mi

Listing history 12 events

1. 2026-06-13
   status $380,000 Pending 72 DOM
2. 2026-06-10
   days on market $380,000 Active 72 DOM
3. 2026-06-09
   days on market $380,000 Active 71 DOM
4. 2026-06-08
   days on market $380,000 Active 70 DOM
5. 2026-06-07
   days on market $380,000 Active 69 DOM
6. 2026-06-03
   days on market $380,000 Active 65 DOM
7. 2026-06-02
   days on market $380,000 Active 64 DOM
8. 2026-06-02
   price $380,000 Active 63 DOM
9. 2026-06-01
   days on market $384,900 Active 63 DOM
10. 2026-05-31
    days on market $384,900 Active 62 DOM
11. 2026-04-13
    price $385,000 701-char remark

    Show marketing remark (701 chars)

    Now offering $10,000 for buyers. Welcome to Pecan Estates! Move-in ready 4 bedroom, 2 bath home in Hernando featuring a functional layout with 3 bedrooms on the main level and a large fourth bedroom or bonus room upstairs. Fresh interior paint throughout and new carpet in all bedrooms give the home a clean, updated feel. The .72-acre lot offers plenty of outdoor space with a fenced backyard and a large deck, ideal for relaxing or entertaining. Additional highlights include: • No HOA •No city taxes • Public water and sewer • Hernando Schools • USDA financing available A great option for buyers looking for space, flexibility, and a convenient Hernando location.

12. 2026-03-29
    listed $389,900 Active 701-char remark

    Show marketing remark (701 chars)

    Now offering $10,000 for buyers. Welcome to Pecan Estates! Move-in ready 4 bedroom, 2 bath home in Hernando featuring a functional layout with 3 bedrooms on the main level and a large fourth bedroom or bonus room upstairs. Fresh interior paint throughout and new carpet in all bedrooms give the home a clean, updated feel. The .72-acre lot offers plenty of outdoor space with a fenced backyard and a large deck, ideal for relaxing or entertaining. Additional highlights include: • No HOA •No city taxes • Public water and sewer • Hernando Schools • USDA financing available A great option for buyers looking for space, flexibility, and a convenient Hernando location.

ⓘ 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: $2,000 · $167/mo
• Projected year-2 tax: $3,002 · $250/mo
• Expected delta: +$1,002/yr (+$83/mo · 50.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,431
• − Mortgage interest: −$21,286
• − Property taxes: −$2,000
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$11,055
• Taxable loss: −$11,519
• Est. tax savings @ 24.0%: +$2,764
• After-tax cash flow: $-1,798/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 — Hernando

• Score: 70/100
• State rank: #44
• US rank: #8034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: DeSoto County · 176,513 people
• City population: 31,374
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 31,374
• Household income: $93,583
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 24.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -82.49%
• Current HPI: 176.8843
• Rent YoY: ▼ -0.43%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

-1.3% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $385,000 MLSU
• 2026-03-29 Listed $389,900 MLSU

Property tax history

+13.0%/yr

Latest (2025): $2,000 · +11.2% YoY. Source: county tax records.