10365 Curtiss Dr · Olive Branch, MS 38654

$199,000

3 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 1 Days on market

Built 1993 6,534 sqft lot Est $205k · at est.

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +8.9/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• 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 MLS

Home is Sold '' as is''. Owner is not knowledgeable in the repair and remodeling trades. House is sold as is>Partial wood fence. storage building brick exterior with wood trim. Ideal for small family.

Key facts

• Covered front porch
• Double vanity
• Split bedroom plan

Tags

• COVERED FRONT PORCH
• BUILT-IN ELECTRIC STOVE
• BUILT-IN MICROWAVE
• DOUBLE VANITY
• SPLIT BEDROOM PLAN
• TOTALLY FENCED BACKYARD

Property features AI

Finance

• Other: Lot is level city lot (approximately 60 x 109); Living area recorded by assessor

Exterior

• Parking: Driveway; Parking pad; No garage; Concrete parking surfaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected; Fiber to the house; Sewer connected; Water connected
• Home design: Single-family house; One story; Move-in ready
• Construction: Board & batten siding and brick exterior; Asphalt shingle roof; Slab foundation; Built according to assessor records
• Exterior features: Private yard; Patio; Porch; Wood privacy fencing in back yard; Outbuilding / shed(s)

Interior

• Kitchen: Electric range; Free-standing electric range; Microwave; Stainless steel appliances
• Bedrooms: Primary bedroom on main level; Additional bedrooms on main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Ceiling fans; Double vanity; Eat-in kitchen; Pantry; Vaulted ceilings; Walk-in closet(s); Aluminum window frames with double-pane windows and window treatments; Metal insulated doors
• Laundry & utility: Laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/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 $185k (7.0% below list).
• Recommended offer: $185k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Olive Branch Elem (503 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); 566 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y 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 $185,130 (7.0% 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. 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: 0.93% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $205,254
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6531 Kristen Dr	0.26mi	3/2.0	1,134 (0%)	4mo	$225,000	$198	85
10153 Stephenson Ln	0.24mi	3/2.0	1,200 (+6%)	2mo	$239,900	$200	78
10280 Yates Dr	0.20mi	3/2.0	1,237 (+9%)	1mo	$210,000	$170	75
6303 W Oak Run Dr	0.52mi	3/2.0	1,170 (+3%)	2mo	$220,000	$188	68
10155 Riggan Dr	0.12mi	3/2.0	1,293 (+14%)	6mo	$210,000	$162	66
10158 Oak Leaf Dr	0.28mi	3/2.0	1,298 (+14%)	1mo	$225,000	$173	62
6931 Magnolia Trail Cv	0.31mi	3/2.0	1,277 (+13%)	6mo	$255,000	$200	60
9678 Stuart Cv	0.70mi	3/2.0	1,265 (+12%)	3mo	$244,900	$194	46
9762 Riggan Dr	0.60mi	3/2.0	1,292 (+14%)	5mo	$230,000	$178	44
6290 E Oak Run Dr	0.57mi	3/2.0	1,298 (+14%)	6mo	$235,000	$181	44
6032 Robby Cv	0.70mi	3/2.0	1,278 (+13%)	5mo	$214,900	$168	42
9930 Sequoia Ln	0.69mi	3/2.0	1,304 (+15%)	4mo	$234,900	$180	40

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-20,222
• Equity at exit: $29,672

10-year hold

• IRR: -5.1%
• Equity multiple: 0.71×
• Total profit: $-16,350
• Equity at exit: $17,206

Cash invested: $55,720 (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: 566
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $275

Break-even live

Break-even rent $1,503

Max offer price $199,000

Occupancy floor 80%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6649 Magnolia Dr Olive Branch, MS	3.0	2.0	1085	$1,800	$1.66	43d	1	0.11mi
10233 Curtis Dr Olive Branch, MS	3.0	2.0	1157	$1,595	$1.38	43d	1	0.16mi
10378 Yates Dr Olive Branch, MS	3.0	2.0	1324	$1,780	$1.34	4d	1	0.16mi
10257 Palmer Dr Olive Branch, MS	3.0	2.0	1134	$1,495	$1.32	23d	1	0.18mi
6571 Ashland Dr Olive Branch, MS	3.0	2.0	1276	$1,723	$1.35	20d	1	0.39mi
10515 Oak Leaf Dr Olive Branch, MS	3.0	2.0	1162	$1,595	$1.37	43d	1	0.39mi
6763 Ashland Dr Olive Branch, MS	3.0	2.0	1200	$1,590	$1.32	11d	1	0.39mi
6534 Valerie Dr Olive Branch, MS	4.0	2.0	1500	$1,923	$1.28	43d	1	0.41mi
6801 College Park Cv Olive Branch, MS	3.0	2.0	1160	$1,660	$1.43	43d	1	0.47mi
9931 Adina Cv Olive Branch, MS	3.0	2.0	1258	$1,723	$1.37	23d	1	0.47mi
6866 Valerie Dr Olive Branch, MS	3.0	2.0	1500	$1,795	$1.20	43d	1	0.47mi
6813 Maury Dr Olive Branch, MS	3.0	2.0	1086	$1,395	$1.28	43d	1	0.57mi
10453 Kristen Dr S Olive Branch, MS	3.0	2.0	1264	$1,803	$1.43	3d	1	0.62mi
7117 Goodman Ridge Dr Olive Branch, MS	3.0	2.0	1411	$1,755	$1.24	14d	1	0.63mi
6178 Morgan Manor Dr E Olive Branch, MS	3.0	2.0	1411	$1,860	$1.32	11d	1	0.64mi
9763 Riggan Dr Olive Branch, MS	3.0	2.0	1224	$1,695	$1.38	20d	1	0.64mi
6213 Magnolia Lakes Dr Olive Branch, MS	3.0	2.0	1134	$1,675	$1.48	43d	1	0.64mi
7104 Olive Ridge Dr Olive Branch, MS	3.0	2.0	1242	$1,895	$1.53	43d	1	0.66mi
5746 Oakley Dr Olive Branch, MS	3.0	2.0	1358	$1,835	$1.35	4d	1	0.92mi
6795 Blocker St Olive Branch, MS	2.0	1.0	750	$1,095	$1.46	23d	1	0.99mi
6795 Blocker St Unit 10 Olive Branch, MS	2.0	1.0	750	$1,095	$1.46	43d	1	0.99mi
9455 Goodman Rd Unit b 3 Olive Branch, MS	2.0	1.0	850	$1,250	$1.47	23d	1	0.99mi
7642 Fox Hunt Dr E Olive Branch, MS	3.0	2.0	1286	$1,675	$1.30	23d	1	1.05mi
7665 Fox Hunt Dr E Olive Branch, MS	3.0	2.0	1320	$1,695	$1.28	43d	1	1.07mi
9400 Goodman Rd Olive Branch, MS	1.0–3.0	1.0–2.0	1163	$2,005	$1.72	1d	17	1.22mi

Listing history 2 events

1. 2026-06-17
   remarks 486-char remark
2. 2026-06-17
   listed $199,000 Active 1 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: $728 · $61/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$844/yr (+$70/mo · 115.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $22,216
• − Mortgage interest: −$11,147
• − Property taxes: −$728
• − Insurance: −$995
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$5,789
• Taxable income: $2
• Est. tax owed @ 24.0%: −$0
• After-tax cash flow: $3,304/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

+140.6% since first listed

15 events — show timeline

• 2026-06-16 Listed $199,000 MLSU
• 2021-09-20 Sold (Public Records) — Public Records
• 2021-09-10 Sold (MLS) — MLSU
• 2021-07-31 Listed $145,000 MLSU
• 2020-10-07 Sold (Public Records) — Public Records
• 2020-10-05 Sold (MLS) — MLSU
• 2020-09-11 Listed $139,999 MLSU
• 2016-04-11 Sold (MLS) — MLSU
• 2016-04-01 Sold (Public Records) — Public Records
• 2015-11-30 Listed $95,000 MLSU
• 2007-11-01 Sold (Public Records) — Public Records
• 2007-10-31 Sold (MLS) — MLSU
• 2007-07-06 Listed $97,000 MLSU
• 2002-09-26 Sold (MLS) — MLSU
• 2002-06-26 Listed $82,700 MLSU

Property tax history

+2.0%/yr

Latest (2025): $728 · +14.4% YoY. Source: county tax records.