6363 Cheyenne Dr · Olive Branch, MS 38654

$314,900

3 bd · 2.5 ba · 1,502 sqft · SingleFamily public records · 157 Days on market

Built 1998 6,534 sqft lot $210/sqft · 42% above area Est $338k · 7% under $21/mo HOA · 1% 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 +12.3/30.0
• ARV discount +10.6/15.0
• Schools +4.0/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful and Open in an established Olive Branch Subdivision is ready for a new owner. This 4 Bedroom, 2.5 Bathroom home has a very functional floor plan that flows seamlessly from the foyer entry to the spacious living areas. Home has a Great Room with a 2-story ceiling and gas fireplace, a formal dining room off the foyer entry, a functional kitchen that is open to the breakfast area and the Master suite has a private bathroom with a dual sink vanity, a separate tub and shower, plus a large walk-in closet. Upstairs, you will find three additional bedrooms, another full bathroom and even a linen closet. Other interior features include a half bath for your guests, gorgeous LVP flooring and tile downstairs, a foyer entry, upgraded light fixtures, a sizeable laundry room with wall cabinets, a storm door on the rear of home, tons of natural light and more than ample storage space. Outside you will love the mature trees that provide a wonderful amount of shade, the beautiful landscaping that offers blooming roses and perennials and a large 18x18 patio where you can place your outdoor furniture; all of which is perfect for that morning coffee or unwinding after a long day at work. The subdivision offers a private lake for the homeowners and the home is just minutes from the top-rated Cherokee Golf course, shopping and restaurants and it is in the Desoto Central School District.

Key facts

• Functional kitchen
• Formal dining room
• Gas fireplace

Tags

• GREAT ROOM
• GAS FIREPLACE
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN
• PRIVATE BATHROOM
• DUAL SINK VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-59 ($-710/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (27.1% below list).
• Recommended offer: $230k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 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 $2k of loan paydown is wiped out by about $9k 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 157 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $229,557 (27.1% 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 157 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (median comp): $337,958
• List price: $314,900
• Delta: -6.82%
• 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: -20.6%
• Equity multiple: 0.30×
• Total profit: $-61,675
• Equity at exit: $46,953

10-year hold

• IRR: -21.1%
• Equity multiple: 0.03×
• Total profit: $-85,174
• Equity at exit: $27,227

Cash invested: $88,172 (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: 575
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$131
• HOA: −$21
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-59

Break-even live

Break-even rent $2,370

Max offer price $304,448

Occupancy floor 98%

Sensitivity live

Price	-10% $119	-5% $30	+0% $-59	+5% $-148	+10% $-237
Rent	-10% $-241	-5% $-150	+0% $-59	+5% $32	+10% $122
Rate	-1.0pp $99	-0.5pp $21	base $-59	+0.5pp $-141	+1.0pp $-224

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6480 Cheyenne Dr Olive Branch, MS	3.0	2.0	2120	$2,025	$0.96	6d	1	0.09mi
6769 Terry Chase Olive Branch, MS	4.0	2.0	2002	$2,315	$1.16	6d	1	0.99mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: gaslandscaping

Listing history 29 events

1. 2026-06-21
   days on market $314,900 Active 157 DOM
2. 2026-06-18
   days on market $314,900 Active 154 DOM
3. 2026-06-17
   days on market $314,900 Active 153 DOM
4. 2026-06-16
   days on market $314,900 Active 152 DOM
5. 2026-06-15
   days on market $314,900 Active 151 DOM
6. 2026-06-13
   days on market $314,900 Active 149 DOM
7. 2026-06-10
   days on market $314,900 Active 146 DOM
8. 2026-06-09
   days on market $314,900 Active 145 DOM
9. 2026-06-08
   days on market $314,900 Active 144 DOM
10. 2026-06-07
    days on market $314,900 Active 143 DOM
11. 2026-06-03
    days on market $314,900 Active 139 DOM
12. 2026-06-02
    days on market $314,900 Active 138 DOM
13. 2026-06-02
    pricestatus $314,900 Active 137 DOM
14. 2026-04-23
    price $319,900 1396-char remark

    Show marketing remark (1396 chars)

    Beautiful and Open in an established Olive Branch Subdivision is ready for a new owner. This 4 Bedroom, 2.5 Bathroom home has a very functional floor plan that flows seamlessly from the foyer entry to the spacious living areas. Home has a Great Room with a 2-story ceiling and gas fireplace, a formal dining room off the foyer entry, a functional kitchen that is open to the breakfast area and the Master suite has a private bathroom with a dual sink vanity, a separate tub and shower, plus a large walk-in closet. Upstairs, you will find three additional bedrooms, another full bathroom and even a linen closet. Other interior features include a half bath for your guests, gorgeous LVP flooring and tile downstairs, a foyer entry, upgraded light fixtures, a sizeable laundry room with wall cabinets, a storm door on the rear of home, tons of natural light and more than ample storage space. Outside you will love the mature trees that provide a wonderful amount of shade, the beautiful landscaping that offers blooming roses and perennials and a large 18x18 patio where you can place your outdoor furniture; all of which is perfect for that morning coffee or unwinding after a long day at work. The subdivision offers a private lake for the homeowners and the home is just minutes from the top-rated Cherokee Golf course, shopping and restaurants and it is in the Desoto Central School District.

15. 2026-04-22
    price $324,900 1396-char remark

    Show marketing remark (1396 chars)

    Beautiful and Open in an established Olive Branch Subdivision is ready for a new owner. This 4 Bedroom, 2.5 Bathroom home has a very functional floor plan that flows seamlessly from the foyer entry to the spacious living areas. Home has a Great Room with a 2-story ceiling and gas fireplace, a formal dining room off the foyer entry, a functional kitchen that is open to the breakfast area and the Master suite has a private bathroom with a dual sink vanity, a separate tub and shower, plus a large walk-in closet. Upstairs, you will find three additional bedrooms, another full bathroom and even a linen closet. Other interior features include a half bath for your guests, gorgeous LVP flooring and tile downstairs, a foyer entry, upgraded light fixtures, a sizeable laundry room with wall cabinets, a storm door on the rear of home, tons of natural light and more than ample storage space. Outside you will love the mature trees that provide a wonderful amount of shade, the beautiful landscaping that offers blooming roses and perennials and a large 18x18 patio where you can place your outdoor furniture; all of which is perfect for that morning coffee or unwinding after a long day at work. The subdivision offers a private lake for the homeowners and the home is just minutes from the top-rated Cherokee Golf course, shopping and restaurants and it is in the Desoto Central School District.

16. 2026-04-22
    price $319,900 1396-char remark

    Show marketing remark (1396 chars)

    Beautiful and Open in an established Olive Branch Subdivision is ready for a new owner. This 4 Bedroom, 2.5 Bathroom home has a very functional floor plan that flows seamlessly from the foyer entry to the spacious living areas. Home has a Great Room with a 2-story ceiling and gas fireplace, a formal dining room off the foyer entry, a functional kitchen that is open to the breakfast area and the Master suite has a private bathroom with a dual sink vanity, a separate tub and shower, plus a large walk-in closet. Upstairs, you will find three additional bedrooms, another full bathroom and even a linen closet. Other interior features include a half bath for your guests, gorgeous LVP flooring and tile downstairs, a foyer entry, upgraded light fixtures, a sizeable laundry room with wall cabinets, a storm door on the rear of home, tons of natural light and more than ample storage space. Outside you will love the mature trees that provide a wonderful amount of shade, the beautiful landscaping that offers blooming roses and perennials and a large 18x18 patio where you can place your outdoor furniture; all of which is perfect for that morning coffee or unwinding after a long day at work. The subdivision offers a private lake for the homeowners and the home is just minutes from the top-rated Cherokee Golf course, shopping and restaurants and it is in the Desoto Central School District.

17. 2026-03-30
    price $324,900 1396-char remark

    Show marketing remark (1396 chars)

    Beautiful and Open in an established Olive Branch Subdivision is ready for a new owner. This 4 Bedroom, 2.5 Bathroom home has a very functional floor plan that flows seamlessly from the foyer entry to the spacious living areas. Home has a Great Room with a 2-story ceiling and gas fireplace, a formal dining room off the foyer entry, a functional kitchen that is open to the breakfast area and the Master suite has a private bathroom with a dual sink vanity, a separate tub and shower, plus a large walk-in closet. Upstairs, you will find three additional bedrooms, another full bathroom and even a linen closet. Other interior features include a half bath for your guests, gorgeous LVP flooring and tile downstairs, a foyer entry, upgraded light fixtures, a sizeable laundry room with wall cabinets, a storm door on the rear of home, tons of natural light and more than ample storage space. Outside you will love the mature trees that provide a wonderful amount of shade, the beautiful landscaping that offers blooming roses and perennials and a large 18x18 patio where you can place your outdoor furniture; all of which is perfect for that morning coffee or unwinding after a long day at work. The subdivision offers a private lake for the homeowners and the home is just minutes from the top-rated Cherokee Golf course, shopping and restaurants and it is in the Desoto Central School District.

18. 2026-02-13
    price $329,900 1396-char remark

    Show marketing remark (1396 chars)

    Beautiful and Open in an established Olive Branch Subdivision is ready for a new owner. This 4 Bedroom, 2.5 Bathroom home has a very functional floor plan that flows seamlessly from the foyer entry to the spacious living areas. Home has a Great Room with a 2-story ceiling and gas fireplace, a formal dining room off the foyer entry, a functional kitchen that is open to the breakfast area and the Master suite has a private bathroom with a dual sink vanity, a separate tub and shower, plus a large walk-in closet. Upstairs, you will find three additional bedrooms, another full bathroom and even a linen closet. Other interior features include a half bath for your guests, gorgeous LVP flooring and tile downstairs, a foyer entry, upgraded light fixtures, a sizeable laundry room with wall cabinets, a storm door on the rear of home, tons of natural light and more than ample storage space. Outside you will love the mature trees that provide a wonderful amount of shade, the beautiful landscaping that offers blooming roses and perennials and a large 18x18 patio where you can place your outdoor furniture; all of which is perfect for that morning coffee or unwinding after a long day at work. The subdivision offers a private lake for the homeowners and the home is just minutes from the top-rated Cherokee Golf course, shopping and restaurants and it is in the Desoto Central School District.

19. 2026-01-05
    listed $332,500 Active 1396-char remark

    Show marketing remark (1396 chars)

    Beautiful and Open in an established Olive Branch Subdivision is ready for a new owner. This 4 Bedroom, 2.5 Bathroom home has a very functional floor plan that flows seamlessly from the foyer entry to the spacious living areas. Home has a Great Room with a 2-story ceiling and gas fireplace, a formal dining room off the foyer entry, a functional kitchen that is open to the breakfast area and the Master suite has a private bathroom with a dual sink vanity, a separate tub and shower, plus a large walk-in closet. Upstairs, you will find three additional bedrooms, another full bathroom and even a linen closet. Other interior features include a half bath for your guests, gorgeous LVP flooring and tile downstairs, a foyer entry, upgraded light fixtures, a sizeable laundry room with wall cabinets, a storm door on the rear of home, tons of natural light and more than ample storage space. Outside you will love the mature trees that provide a wonderful amount of shade, the beautiful landscaping that offers blooming roses and perennials and a large 18x18 patio where you can place your outdoor furniture; all of which is perfect for that morning coffee or unwinding after a long day at work. The subdivision offers a private lake for the homeowners and the home is just minutes from the top-rated Cherokee Golf course, shopping and restaurants and it is in the Desoto Central School District.

20. 2025-11-21
    historical
21. 2025-08-23
    price $334,900
22. 2025-07-09
    listed $339,900 Active
23. 2025-03-29
    status Pending
24. 2025-03-29
    historical
25. 2025-03-24
    price $329,900
26. 2025-02-21
    listed $332,500 Active
27. 1999-08-04
    soldstatus
28. 1999-08-02
    soldstatus
29. 1999-05-04
    listed $166,000

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: +$1,659/yr (+$138/mo · 200.1%)

ⓘ 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 21% 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: $27,547
• − Mortgage interest: −$17,639
• − Property taxes: −$829
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − HOA: −$252
• − Depreciation: −$9,161
• Taxable loss: −$6,316
• Est. tax savings @ 24.0%: +$1,516
• After-tax cash flow: $806/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

+92.7% since first listed

16 events — show timeline

• 2026-04-23 Price Changed $319,900 MLSU
• 2026-04-22 Price Changed $324,900 MLSU
• 2026-04-22 Price Changed $319,900 MLSU
• 2026-03-30 Price Changed $324,900 MLSU
• 2026-02-13 Price Changed $329,900 MLSU
• 2026-01-05 Listed $332,500 MLSU
• 2025-11-21 Listing Removed — MLSU
• 2025-08-23 Price Changed $334,900 MLSU
• 2025-07-09 Listed $339,900 MLSU
• 2025-03-29 Pending — MLSU
• 2025-03-29 Listing Removed — MLSU
• 2025-03-24 Price Changed $329,900 MLSU
• 2025-02-21 Listed $332,500 MLSU
• 1999-08-04 Sold (Public Records) — Public Records
• 1999-08-02 Sold (MLS) — MLSU
• 1999-05-04 Listed $166,000 MLSU

Property tax history

-5.8%/yr

Latest (2025): $829 · -15.2% YoY. Source: county tax records.