3410 Dorchester Cv · Horn Lake, MS 38637

$95,500

3 bd · 2.0 ba · 1,351 sqft · SingleFamily public records · 1 Days on market

Built 1991 8,712 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath home is a true investor special with incredible potential. Featuring great bones and a functional layout, it offers the perfect foundation for renovation or customization. The spacious interior provides ample room to reimagine and add value, while the large backyard opens the door to outdoor living, expansion, or additional improvements. Whether you're an investor, flipper, or buyer looking to build equity, this fixer-upper is a prime opportunity you won't want to miss. The master bathroom is handicap accessible with a roll in shower.

Key facts

• 8,712 sq ft lot
• Parking
• Built 1991

Property features AI

Finance

• Other: Accessible features present; Lot approximately 0.2 acres

Exterior

• Parking: Detached carport; On-site parking pad; 1 carport space
• Security: Dead bolt locks
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family house; One level
• Construction: Brick and siding construction; Slab foundation; Three-tab shingle roof; Built (year reported by assessor)
• Exterior features: Back yard fencing

Interior

• Kitchen: Cooktop; Dishwasher; Disposal
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cooktop, Dishwasher, Disposal, additional details in remarks; Dead bolt locks on doors; Washer hookup available
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Cap rate 14.2% vs local median 6.0% in Horn Lake — 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 61/100 on livability (#196 in MS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, 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: Shadow Oaks Elementary School (459 students, 99% FRL); Horn Lake Middle School (math 37% / reading 21%, grade F, #90 of 179 statewide, top 52%, 1,021 students, 100% FRL); Horn Lake High (math 28% / reading 30%, grade F, #98 of 197 statewide, top 49%, 1,361 students, 100% FRL) — zoned schools average 100% FRL vs 43% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 45% district-wide (-16 pts) — the specific schools serving this property underperform the Desoto County School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,155 units permitted in DeSoto County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($53k/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 $660 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $95,500

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.22%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $205,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3410 Dorchester Cv	0.00mi	3/2.0	1,351 (0%)	1mo	$95,500	$71	99
3350 W Tulane Rd	0.18mi	3/2.0	1,357 (+0%)	4mo	$175,000	$129	87
6570 Westbury Ave	0.44mi	3/2.0	1,320 (-2%)	0mo	$200,000	$152	76
3810 Union Ave	0.47mi	3/2.0	1,308 (-3%)	1mo	$235,000	$180	72
3783 Conrail Cir	0.52mi	3/2.0	1,377 (+2%)	2mo	$240,000	$174	71
6395 Kensington Rd	0.59mi	3/2.0	1,322 (-2%)	1mo	$242,000	$183	68
3305 W Tulane Rd	0.27mi	3/2.0	1,532 (+13%)	4mo	$230,000	$150	62
3415 Edenshire Ln	0.42mi	2/2.0 (-1)	1,195 (-12%)	1mo	$194,900	$163	55
3045 Normandy Dr	0.51mi	4/1.5 (+1)	1,238 (-8%)	2mo	$160,000	$129	54
3140 Forest Glen Dr	0.53mi	3/1.5	1,206 (-11%)	2mo	$170,000	$141	54
6325 Collinwood Rd	0.49mi	3/2.0	1,162 (-14%)	2mo	$202,000	$174	52
4039 Shadow Glen Dr	0.71mi	3/2.0	1,492 (+10%)	1mo	$214,900	$144	48

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: 19.0%
• Equity multiple: 1.74×
• Total profit: $19,825
• Equity at exit: $14,239

10-year hold

• IRR: 25.2%
• Equity multiple: 2.89×
• Total profit: $50,464
• Equity at exit: $8,257

Cash invested: $26,740 (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 38637

• Home prices YoY: -13.4%
• Rents YoY: -0.7%
• Active inventory: 95
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$501
• Tax est. 1.5%: −$119 /mo · $1,432/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $629

Break-even live

Break-even rent $835

Max offer price $95,500

Occupancy floor 56%

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3437 Laurelwood St Horn Lake, MS	3.0	2.0	1200	$1,480	$1.23	12d	1	0.12mi
3560 Lakehurst Dr Horn Lake, MS	4.0	2.0	1300	$1,425	$1.10	17d	1	0.21mi
6585 Fairwood Cv Horn Lake, MS	3.0	2.0	1473	$1,553	$1.05	24d	1	0.21mi
3530 Mayfair Dr Horn Lake, MS	4.0	2.0	1300	$1,595	$1.23	15d	1	0.30mi
7080 Benji Ave Horn Lake, MS	3.0	2.0	1276	$1,550	$1.21	44d	1	0.36mi
6445 Collinwood Rd Horn Lake, MS	3.0	2.0	1450	$1,593	$1.10	2d	1	0.38mi
6455 Walnut Grove Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	44d	1	0.40mi
6420 Cornwall Rd Horn Lake, MS	3.0	2.0	1189	$1,550	$1.30	15d	1	0.40mi
3915 Woodland Dr Horn Lake, MS	3.0	2.0	1400	$1,775	$1.27	44d	1	0.42mi
6420 Sandhurst Rd Horn Lake, MS	3.0	2.0	1101	$1,623	$1.47	21d	1	0.45mi
3285 Edenshire Ln Horn Lake, MS	2.0	2.0	1407	$1,573	$1.12	24d	1	0.46mi
7101 Tulane Rd N Horn Lake, MS	2.0–3.0	2.0	1189	$1,750	$1.47	2d	6	0.47mi
6420 Forestgate Rd Horn Lake, MS	3.0	2.0	1120	$1,573	$1.40	21d	1	0.47mi
3985 Fernway Dr Horn Lake, MS	3.0	2.0	1726	$1,903	$1.10	44d	1	0.48mi
7163 Layne Dr Horn Lake, MS	3.0	2.0	1320	$1,595	$1.21	24d	1	0.48mi
7266 Illinois Central Ave Horn Lake, MS	3.0	3.0	1778	$1,718	$0.97	2d	1	0.51mi
7341 Lee Ann Dr Horn Lake, MS	3.0	2.0	1247	$1,660	$1.33	2d	1	0.54mi
7202 Brenwood Dr Horn Lake, MS	3.0	2.0	1490	$1,705	$1.14	21d	1	0.54mi
6475 Forest Glen Dr Horn Lake, MS	3.0	1.5	1100	$1,395	$1.27	44d	1	0.55mi
6290 Sandhurst Rd Horn Lake, MS	3.0	2.0	1178	$1,600	$1.36	4d	1	0.55mi
7340 Durango Dr Horn Lake, MS	3.0	2.0	1362	$1,705	$1.25	4d	1	0.55mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	21d	1	0.58mi
7311 Madelyn Cv Horn Lake, MS	3.0	3.0	1263	$1,395	$1.10	24d	1	0.58mi
3914 Santa Fe Loop Horn Lake, MS	3.0	3.0	1238	$1,673	$1.35	24d	1	0.59mi
2890 Meadowbrook Dr Horn Lake, MS	3.0	2.0	1171	$1,375	$1.17	3d	1	0.60mi
2921 Normandy Dr Horn Lake, MS	3.0	1.5	1250	$1,200	$0.96	24d	1	0.62mi
3060 Fairmeadow Dr Horn Lake, MS	3.0	1.5	1104	$1,663	$1.51	2d	1	0.62mi
7063 Foxhall Dr Horn Lake, MS	3.0	2.0	1392	$1,745	$1.25	4d	1	0.63mi
6225 Sandhurst Rd Horn Lake, MS	3.0	2.0	1200	$1,395	$1.16	44d	1	0.63mi
6165 Forestgate Rd Horn Lake, MS	3.0	1.5	1079	$1,400	$1.30	44d	1	0.64mi
2881 Normandy Dr Horn Lake, MS	3.0	1.5	1283	$1,450	$1.13	44d	1	0.65mi
7066 Foxhall Dr Horn Lake, MS	3.0	2.0	998	$1,395	$1.40	44d	1	0.66mi
3780 Southbrook Dr Horn Lake, MS	4.0	2.0	1444	$1,550	$1.07	4d	1	0.66mi
6270 Jamestown Ave Horn Lake, MS	3.0	2.0	1053	$1,523	$1.45	44d	1	0.69mi
6360 Greenbriar Dr Horn Lake, MS	3.0	1.5	1328	$1,465	$1.10	44d	1	0.73mi
7123 Hampton Dr Horn Lake, MS	4.0	2.0	1214	$1,630	$1.34	12d	1	0.73mi
4238 Highgate Dr Horn Lake, MS	3.0	2.0	1232	$1,585	$1.29	44d	1	0.73mi
7084 Windsor Dr Horn Lake, MS	4.0	2.0	1480	$1,815	$1.23	4d	1	0.75mi
4174 Highgate Dr Horn Lake, MS	3.0	1.5	1197	$1,495	$1.25	17d	1	0.76mi
6230 Somerset Dr Horn Lake, MS	3.0	2.0	1204	$1,593	$1.32	3d	1	0.77mi

Listing history 3 events

1. 2026-05-07
   status Pending
2. 2026-05-06
   listed $95,500 Active
3. 1992-02-11
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $19,578
• − Mortgage interest: −$5,349
• − Property taxes: −$1,432
• − Insurance: −$478
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$2,778
• Taxable income: $6,408
• Est. tax owed @ 24.0%: −$1,538
• After-tax cash flow: $6,009/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 — Horn Lake

• Score: 61/100
• State rank: #196
• US rank: #17977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horn Lake, MS
• County: DeSoto County · 176,513 people
• City population: 26,647
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 26,647
• Household income: $53,311
• Rent vs Own: 41.9% rent · 58.1% own
• Severe rent burden: 1052.0

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 0.62)
• Race & ethnicity: Black 44% White 42% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▼ -32.08%
• Current HPI: 206.5542
• Rent YoY: ▼ -0.66%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-07 Pending — MLSU
• 2026-05-06 Listed $95,500 MLSU
• 1992-02-11 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $8 · +0.0% YoY. Source: county tax records.