5795 Amaray Cv · Horn Lake, MS 38637

$189,900

3 bd · 2.0 ba · 1,197 sqft · SingleFamily public records · 16 Days on market

Built 1997 3,049 sqft lot Est $205k · 7% under

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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 +16.4/30.0
• ARV discount +10.8/15.0
• DSCR +5.1/10.0
• Schools +4.0/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming, Move-In Ready 2 Bedroom 2 Bath Home in a Secluded Cove in a Central Location ~ Covered Front Porch ~ Great Room with Vaulted Ceiling & Gas Log Fireplace ~ Galley Style Kitchen with Stainless Steel Appliances & Eat-At Breakfast Bar ~ Breakfast Room ~ Laundry Closet ~ Spacious Primary Suite with Vaulted Ceiling & Private Salon Bath with Jetted Tub, Large Vanity with Makeup Space, & His & Hers Walk-In Closets ~ Additional Bedroom & Bathroom ~ Out Back is a Patio, Spacious Backyard Enclosed with Wooden Privacy Fence, Storage Room, & Storage Building with Electricity ~ Call Today for Your Private Showing!

Key facts

• Covered front porch
• Laundry closet
• Eat-at breakfast bar

Tags

• COVERED FRONT PORCH
• GREAT ROOM
• GALLEY STYLE KITCHEN
• STAINLESS STEEL APPLIANCES
• EAT-AT BREAKFAST BAR
• LAUNDRY CLOSET

Property features AI

Exterior

• Parking: Concrete driveway; Parking pad; No garage; Direct access
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family house; One story; Move-in ready
• Construction: Brick and HardiPlank-type siding; Three-tab shingle roof; Slab foundation; Built per assessor/appraiser records
• Exterior features: Front porch; Patio (slab); Private yard; Rain gutters; Privacy wood fencing; Portable building; Workshop; Landscaped front yard; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Stainless steel appliances; Water heater
• Bedrooms: Primary bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Breakfast bar; Cathedral ceilings; Ceiling fans; Double vanity; Eat-in kitchen; His and hers closets; Walk-in closets; Gas log fireplace in great room; Deadbolt locks; Hinged patio door
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $161k (15.4% below list).
• Recommended offer: $161k (15.4% below list) — sets the bar for 1% rule.

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: Horn Lake Elem (451 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); 98 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 36% 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 $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

• It's been on market 16 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 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 $160,608 (15.4% 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 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. 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?
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: 0.85% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $204,687
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5804 Amaray Cv	0.04mi	2/2.0 (-1)	1,200 (+0%)	14mo	$199,000	$166	81
1652 Thomas St	0.10mi	3/2.0	1,281 (+7%)	3mo	$220,000	$172	81
5501 Pravin Dr	0.29mi	3/2.0	1,144 (-4%)	1mo	$185,000	$162	78
1892 Rapier Dr	0.18mi	3/2.0	1,277 (+7%)	17mo	$205,000	$161	66
1260 N Payton Dr	0.57mi	2/2.0 (-1)	1,217 (+2%)	3mo	$209,900	$172	63
5348 W Payton Dr	0.62mi	2/2.0 (-1)	1,170 (-2%)	1mo	$209,900	$179	61
5387 W Payton Dr	0.57mi	2/2.0 (-1)	1,250 (+4%)	2mo	$217,000	$174	60
1190 W E Ross Pkwy	0.69mi	2/2.0 (-1)	1,290 (+8%)	1mo	$209,000	$162	49
5422 Worth Cv	0.72mi	2/2.0 (-1)	1,286 (+7%)	0mo	$219,000	$170	48
1215 N Payton Dr	0.62mi	2/2.0 (-1)	1,116 (-7%)	9mo	$214,900	$193	48
5385 Ridgetop Dr	0.40mi	3/2.0	1,371 (+14%)	12mo	$235,000	$171	47
5303 W Payton Dr	0.65mi	2/2.0 (-1)	1,354 (+13%)	9mo	$229,900	$170	36

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-28,594
• Equity at exit: $28,315

10-year hold

• IRR: -12.5%
• Equity multiple: 0.35×
• Total profit: $-34,416
• Equity at exit: $16,419

Cash invested: $53,172 (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 38637

• Home prices YoY: -13.4%
• Rents YoY: -0.7%
• Active inventory: 98
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$996
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $109

Break-even live

Break-even rent $1,468

Max offer price $189,900

Occupancy floor 88%

Sensitivity live

Price	-10% $217	-5% $163	+0% $109	+5% $55	+10% $2
Rent	-10% $-18	-5% $46	+0% $109	+5% $173	+10% $236
Rate	-1.0pp $205	-0.5pp $157	base $109	+0.5pp $60	+1.0pp $10

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5640 Ingleside Dr Horn Lake, MS	3.0	2.0	1500	$1,575	$1.05	6d	1	0.33mi
5381 Peppermill Dr Southaven, MS	3.0	2.0	1400	$1,950	$1.39	45d	1	0.50mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	13d	1	0.71mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	25d	1	0.71mi
1800 Joy Cir Horn Lake, MS	2.0	2.0	1040	$1,399	$1.35	45d	1	0.71mi
1096 We Ross Pkwy W Southaven, MS	3.0	2.0	1445	$2,000	$1.38	45d	1	0.75mi
1028 We Ross Pkwy W Southaven, MS	2.0	2.0	1246	$1,700	$1.36	45d	1	0.81mi
5654 April Dr Southaven, MS	2.0	2.0	1492	$1,495	$1.00	4d	1	0.83mi
5654 April Dr Southaven, MS	2.0	2.0	1492	$1,495	$1.00	6d	1	0.83mi
2563 Waverly Dr Horn Lake, MS	3.0	2.0	1133	$1,550	$1.37	23d	1	0.87mi
799 Grant Dr Southaven, MS	3.0	2.0	1380	$1,710	$1.24	23d	1	0.95mi
5186 Church Lake Dr Southaven, MS	1.0–3.0	1.0–2.0	931	$1,574	$1.69	4d	20	1.03mi
5367 Kalian Cv Southaven, MS	3.0	2.0	1100	$1,600	$1.45	45d	1	1.04mi
5961 Kentwood Dr Horn Lake, MS	3.0	2.0	1290	$1,535	$1.19	25d	1	1.14mi
6871 Center St Horn Lake, MS	2.0	1.0	1400	$1,395	$1.00	45d	1	1.17mi
2905 Brook Cv Horn Lake, MS	3.0	1.0	1112	$1,195	$1.07	4d	1	1.20mi
2905 Brook Cv Horn Lake, MS	3.0	1.0	1112	$1,195	$1.07	23d	1	1.20mi
2912 Waverly Dr Horn Lake, MS	3.0	2.0	1366	$1,793	$1.31	6d	1	1.22mi
2900 Brachton Cv W Horn Lake, MS	2.0	2.0	1000	$1,225	$1.23	25d	1	1.23mi
4740 US-51 Southaven, MS	1.0–2.0	1.0–2.0	840	$1,486	$1.77	4d	7	1.24mi
6545 Hermitage Rd Horn Lake, MS	3.0	1.5	1200	$1,295	$1.08	45d	1	1.25mi
2675 Ridgewood Cv Horn Lake, MS	3.0	1.0	1035	$1,195	$1.15	25d	1	1.30mi
2675 Ridgewood Cv Horn Lake, MS	3.0	1.0	1065	$1,195	$1.12	23d	1	1.30mi
4744 W East Ross Pkwy Southaven, MS	1.0–3.0	1.0–2.0	1054	$1,801	$1.71	5d	10	1.33mi
5905 Tulane Rd Horn Lake, MS	2.0	2.0	1342	$1,300	$0.97	23d	1	1.34mi
6360 Greenbriar Dr Horn Lake, MS	3.0	1.5	1328	$1,465	$1.10	45d	1	1.38mi
4375 U.S. 51 Horn Lake, MS	1.0–3.0	1.0–2.0	999	$1,662	$1.66	4d	17	1.41mi
6230 Somerset Dr Horn Lake, MS	3.0	2.0	1204	$1,593	$1.32	4d	1	1.44mi
2628 Hillcrest Cir Horn Lake, MS	3.0	1.0	1260	$1,275	$1.01	45d	1	1.48mi
3060 Fairmeadow Dr Horn Lake, MS	3.0	1.5	1104	$1,663	$1.51	4d	1	1.49mi
5905 Airways Blvd Southaven, MS	1.0–3.0	1.0–2.0	1102	$1,475	$1.34	4d	23	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $189,900 Active 16 DOM
2. 2026-06-18
   days on market $189,900 Active 13 DOM
3. 2026-06-17
   days on market $189,900 Active 12 DOM
4. 2026-06-16
   days on market $189,900 Active 11 DOM
5. 2026-06-15
   days on market $189,900 Active 10 DOM
6. 2026-06-13
   days on market $189,900 Active 8 DOM
7. 2026-06-10
   days on market $189,900 Active 5 DOM
8. 2026-06-09
   days on market $189,900 Active 4 DOM
9. 2026-06-08
   days on market $189,900 Active 3 DOM
10. 2026-06-07
    remarks 629-char remark
11. 2026-06-07
    listed $189,900 Active 2 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: $1,016 · $85/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$485/yr (+$40/mo · 47.7%)

ⓘ 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 20% 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: $19,273
• − Mortgage interest: −$10,637
• − Property taxes: −$1,016
• − Insurance: −$950
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,524
• Taxable loss: −$1,937
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,775/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

+137.7% since first listed

13 events — show timeline

• 2026-06-05 Listed $189,900 MLSU
• 2021-10-11 Listing Removed — MLSU
• 2021-10-11 Listing Removed — MLSU
• 2020-07-02 Sold (Public Records) — Public Records
• 2020-06-24 Sold (MLS) — MLSU
• 2020-03-21 Listed $120,000 MLSU
• 2009-10-01 Listed $104,000 MLSU
• 2008-05-21 Sold (Public Records) — Public Records
• 2008-05-20 Sold (MLS) — MLSU
• 2008-01-14 Listed $97,000 MLSU
• 2007-06-28 Listed $102,500 MLSU
• 2003-06-26 Sold (MLS) — MLSU
• 2002-10-02 Listed $79,900 MLSU

Property tax history

+2.4%/yr

Latest (2025): $1,016 · +19.3% YoY. Source: county tax records.