6422 Oak Leaf Dr · Olive Branch, MS 38654

$164,900

3 bd · 2.0 ba · 1,079 sqft · SingleFamily public records · 39 Days on market

Built 1998 6,098 sqft lot $153/sqft · 28% below area Est $232k · 29% under ↓ 6% since listing

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• 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

2BR/2BA opportunity featuring a spacious great room with a corner gas fireplace and a functional galley kitchen with a separate eat-in area. the split-bedroom layout offers privacy for both bedrooms, making it ideal for room mates or rental flexibility. The backyard includes a storage shed and plenty of usable space. This property is not fully updated, giving investors room to add value through renovations or cosmetic improvements

Key facts

• Split-bedroom layout
• Galley kitchen
• Corner gas fireplace

Tags

• CORNER GAS FIREPLACE
• GALLEY KITCHEN
• SEPARATE EAT-IN AREA
• SPLIT-BEDROOM LAYOUT
• BACKYARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: Community features include lake, sidewalks, and street lights

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected
• Home design: Single family residence (house); One story; Fixer condition
• Construction: Brick/masonry construction; Architectural shingle roof; Slab foundation; Built (year reported by assessor)
• Exterior features: Rear porch; Slab patio/porch; Private yard; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Eat-in kitchen layout
• Bedrooms: Primary bedroom on main level; Additional bedroom(s) on main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closet(s); Vinyl windows; Metal insulated doors; Fireplace in great room; 7 total rooms
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Chickasaw Elementary School (math 27% / reading 29%, grade F, #198 of 375 statewide, top 53%, 478 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 39 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

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 $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.13% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $231,666
• List price: $164,900
• Delta: -28.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6531 Kristen Dr	0.39mi	3/2.0	1,134 (+5%)	4mo	$225,000	$198	70
6604 Grant Cv	0.25mi	3/2.0	1,148 (+6%)	10mo	$224,900	$196	69
5855 Hacks Cross Rd	0.42mi	3/2.0	1,152 (+7%)	1mo	$125,000	$109	68
6338 E Oak Run Dr	0.27mi	3/2.0	1,104 (+2%)	19mo	$221,500	$201	68
6303 W Oak Run Dr	0.35mi	3/2.0	1,170 (+8%)	2mo	$220,000	$188	68
10652 N Oak Cir	0.15mi	3/2.0	1,195 (+11%)	22mo	$219,900	$184	57
10415 Oak Leaf Dr	0.44mi	3/2.0	1,177 (+9%)	11mo	$219,000	$186	55
10435 S Kristen Dr	0.51mi	3/2.0	1,134 (+5%)	20mo	$209,900	$185	51
6368 W Oak Run Dr	0.30mi	3/2.0	1,232 (+14%)	22mo	$239,900	$195	44
6289 Cambridge Dr	0.42mi	3/2.0	1,214 (+12%)	22mo	$215,000	$177	42
10309 Palmer Cv	0.57mi	3/2.0	1,235 (+14%)	21mo	$220,000	$178	32

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,591
• Equity at exit: $24,587

10-year hold

• IRR: 4.2%
• Equity multiple: 1.27×
• Total profit: $12,436
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$865
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $450

Break-even live

Break-even rent $1,298

Max offer price $164,900

Occupancy floor 71%

Sensitivity live

Price	-10% $543	-5% $496	+0% $450	+5% $403	+10% $356
Rent	-10% $302	-5% $376	+0% $450	+5% $524	+10% $597
Rate	-1.0pp $533	-0.5pp $492	base $450	+0.5pp $407	+1.0pp $364

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6213 Magnolia Lakes Dr Olive Branch, MS	3.0	2.0	1134	$1,675	$1.48	45d	1	0.24mi
10515 Oak Leaf Dr Olive Branch, MS	3.0	2.0	1162	$1,595	$1.37	45d	1	0.29mi
5746 Oakley Dr Olive Branch, MS	3.0	2.0	1358	$1,835	$1.35	5d	1	0.50mi
10453 Kristen Dr S Olive Branch, MS	3.0	2.0	1264	$1,803	$1.43	4d	1	0.50mi
10257 Palmer Dr Olive Branch, MS	3.0	2.0	1134	$1,495	$1.32	25d	1	0.63mi
6649 Magnolia Dr Olive Branch, MS	3.0	2.0	1085	$1,800	$1.66	45d	1	0.66mi
10378 Yates Dr Olive Branch, MS	3.0	2.0	1324	$1,780	$1.34	5d	1	0.68mi
10233 Curtis Dr Olive Branch, MS	3.0	2.0	1157	$1,595	$1.38	45d	1	0.69mi
7104 Olive Ridge Dr Olive Branch, MS	3.0	2.0	1242	$1,895	$1.53	45d	1	0.82mi
7117 Goodman Ridge Dr Olive Branch, MS	3.0	2.0	1411	$1,755	$1.24	15d	1	0.85mi
6571 Ashland Dr Olive Branch, MS	3.0	2.0	1276	$1,723	$1.35	21d	1	0.87mi
6534 Valerie Dr Olive Branch, MS	4.0	2.0	1500	$1,923	$1.28	45d	1	0.88mi
9931 Adina Cv Olive Branch, MS	3.0	2.0	1258	$1,723	$1.37	25d	1	0.93mi
6763 Ashland Dr Olive Branch, MS	3.0	2.0	1200	$1,590	$1.32	13d	1	0.95mi
6178 Morgan Manor Dr E Olive Branch, MS	3.0	2.0	1411	$1,860	$1.32	13d	1	0.97mi
6801 College Park Cv Olive Branch, MS	3.0	2.0	1160	$1,660	$1.43	45d	1	1.03mi
6866 Valerie Dr Olive Branch, MS	3.0	2.0	1500	$1,795	$1.20	45d	1	1.04mi
6813 Maury Dr Olive Branch, MS	3.0	2.0	1086	$1,395	$1.28	45d	1	1.12mi
9763 Riggan Dr Olive Branch, MS	3.0	2.0	1224	$1,695	$1.38	21d	1	1.16mi
7642 Fox Hunt Dr E Olive Branch, MS	3.0	2.0	1286	$1,675	$1.30	25d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $164,900 Active 39 DOM
2. 2026-06-18
   days on market $164,900 Active 36 DOM
3. 2026-06-17
   price $164,900 Active 35 DOM
4. 2026-06-17
   days on market $169,900 Active 35 DOM
5. 2026-06-16
   days on market $169,900 Active 34 DOM
6. 2026-06-15
   days on market $169,900 Active 33 DOM
7. 2026-06-13
   days on market $169,900 Active 31 DOM
8. 2026-06-10
   days on market $169,900 Active 28 DOM
9. 2026-06-09
   days on market $169,900 Active 27 DOM
10. 2026-06-08
    days on market $169,900 Active 26 DOM
11. 2026-06-07
    pricedays on market $169,900 Active 25 DOM
12. 2026-06-03
    days on market $175,000 Active 21 DOM
13. 2026-06-02
    days on market $175,000 Active 20 DOM
14. 2026-06-01
    days on market $175,000 Active 19 DOM
15. 2026-05-31
    days on market $175,000 Active 18 DOM
16. 2026-05-13
    listed $175,000 Active 435-char remark
17. 2026-03-16
    soldstatus
18. 1999-05-18
    soldstatus

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: +$197/yr (+$16/mo · 17.8%)

ⓘ 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 23% 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: $22,411
• − Mortgage interest: −$9,237
• − Property taxes: −$1,106
• − Insurance: −$824
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$4,797
• Taxable income: $2,860
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $4,710/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

-5.8% since first listed

5 events — show timeline

• 2026-06-17 Price Changed $164,900 MLSU
• 2026-06-04 Price Changed $169,900 MLSU
• 2026-05-13 Listed $175,000 MLSU
• 2026-03-16 Sold (Public Records) — Public Records
• 1999-05-18 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,106 · +70.0% YoY. Source: county tax records.