2349 Saint Ives Ln · Hernando, MS 38632

$349,900

4 bd · 2.0 ba · 1,553 sqft · SingleFamily public records · 39 Days on market

Built 2013 9,147 sqft lot $28/mo HOA · 1% of rent

---

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 +7.5/15.0
• Schools +4.0/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The "St. Andrew", a beautiful floorplan that features 3 bedrooms, 2 baths, a finished bonus room upstairs and a 2 car garage. Other ammenities include smooth ceilings, a covered front porch, hardwood floors in the living room and dining area, tile in the kitchen and bath ares, granite counter tops in the kitchen and stainless steel appliances. This house is located in the craftsman style subdivision of Saint Ives, featuring the charm of yesterday with the conveinences of today.

Key facts

• Gas fireplace
• Open layout
• Bar area

Tags

• OPEN LAYOUT
• HARDWOOD FLOORS
• GAS FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BAR AREA

Property features AI

Finance

• HOA & community: Homeowner association with an annual fee of $330; Community sidewalks

Exterior

• Parking: 2-car garage; Concrete parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Sewer available
• Home design: Single-family house; Two levels; New construction
• Construction: Brick veneer and HardiPlank siding; Architectural shingle roof; Slab foundation; Built recently (new construction)
• Exterior features: Patio; Private yard; Rain gutters; Landscaped lot; Wood fencing

Interior

• Kitchen: Convection oven; Dishwasher; Disposal; Electric cooktop; Microwave; Range hood; Stainless steel appliances
• Flooring: Carpet; Combination flooring; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Granite counters; Soaking tub; Double vanity; Dead-bolt locks; Insulated doors; Vinyl windows; Gas-log fireplace in the living room
• Laundry & utility: Dedicated laundry room

🏗️ New construction. The $349,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $357,549.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-67 ($-799/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (21.0% below list).
• Recommended offer: $276k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.3% in Hernando — 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 70/100 on livability (#44 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Hernando Elem (779 students, 100% FRL); Hernando Middle School (math 75% / reading 57%, grade A-, #2 of 179 statewide, top 1%, 1,150 students, 100% FRL); Hernando High School (math 69% / reading 62%, grade B, #2 of 197 statewide, top 1%, 1,419 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 66% at this address vs 45% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Desoto County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.4%/yr); 407 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).
• This rent runs 35% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $11k 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 ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $276,459 (21.0% 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 39 days. Have you received any prior offers? Is the seller open to a 21% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (median comp): $357,549
• List price: $349,900
• Delta: -2.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3630 Tanna Cv	0.52mi	3/2.0 (-1)	1,752 (+13%)	19mo	$298,000	$170	34

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-70,374
• Equity at exit: $53,312

10-year hold

• IRR: -21.9%
• Equity multiple: 0.02×
• Total profit: $-98,431
• Equity at exit: $30,914

Cash invested: $100,114 (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 38632

• Home prices YoY: -31.8%
• Rents YoY: -0.4%
• Active inventory: 407
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,765 medium
• Mortgage (P&I): −$1,875
• Tax from tax record: −$199 /mo · $2,383/yr
• Insurance: −$149
• HOA: −$28
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-67

Break-even live

Break-even rent $2,849

Max offer price $345,789

Occupancy floor 97%

Sensitivity live

Price	-10% $136	-5% $35	+0% $-67	+5% $-168	+10% $-269
Rent	-10% $-285	-5% $-176	+0% $-67	+5% $43	+10% $152
Rate	-1.0pp $113	-0.5pp $24	base $-67	+0.5pp $-159	+1.0pp $-253

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: $89,387
• Closing costs: $10,726
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2070 Hyacinth Ln Hernando, MS	5.0	3.0	2016	$2,270	$1.13	3d	1	0.32mi
3426 Clepsyda Dr Hernando, MS	3.0	2.0	1943	$1,995	$1.03	45d	1	1.11mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 17 events

1. 2026-06-21
   days on market $349,900 Active 39 DOM
2. 2026-06-18
   days on market $349,900 Active 36 DOM
3. 2026-06-17
   days on market $349,900 Active 35 DOM
4. 2026-06-16
   days on market $349,900 Active 34 DOM
5. 2026-06-15
   days on market $349,900 Active 33 DOM
6. 2026-06-13
   days on market $349,900 Active 31 DOM
7. 2026-06-10
   days on market $349,900 Active 28 DOM
8. 2026-06-09
   days on market $349,900 Active 27 DOM
9. 2026-06-08
   days on market $349,900 Active 26 DOM
10. 2026-06-07
    days on market $349,900 Active 25 DOM
11. 2026-06-03
    days on market $349,900 Active 21 DOM
12. 2026-06-02
    days on market $349,900 Active 20 DOM
13. 2026-06-01
    days on market $349,900 Active 19 DOM
14. 2026-05-31
    days on market $349,900 Active 18 DOM
15. 2026-05-13
    listed $349,900 Active 1093-char remark
16. 2013-08-09
    soldstatus 492-char remark

    Show marketing remark (492 chars)

    The "St. Andrew", a beautiful floorplan that features 3 bedrooms, 2 baths, a finished bonus room upstairs and a 2 car garage. Other ammenities include smooth ceilings, a covered front porch, hardwood floors in the living room and dining area, tile in the kitchen and bath ares, granite counter tops in the kitchen and stainless steel appliances. This house is located in the craftsman style subdivision of Saint Ives, featuring the charm of yesterday with the conveinences of today.

17. 2013-03-25
    listed $169,900 492-char remark

    Show marketing remark (492 chars)

    The "St. Andrew", a beautiful floorplan that features 3 bedrooms, 2 baths, a finished bonus room upstairs and a 2 car garage. Other ammenities include smooth ceilings, a covered front porch, hardwood floors in the living room and dining area, tile in the kitchen and bath ares, granite counter tops in the kitchen and stainless steel appliances. This house is located in the craftsman style subdivision of Saint Ives, featuring the charm of yesterday with the conveinences of today.

ⓘ 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: $2,383 · $199/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$381/yr (+$32/mo · 16.0%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,175
• − Mortgage interest: −$20,028
• − Property taxes: −$2,383
• − Insurance: −$1,788
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − HOA: −$336
• − Depreciation: −$10,401
• Taxable loss: −$7,070
• Est. tax savings @ 24.0%: +$1,697
• After-tax cash flow: $898/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 — Hernando

• Score: 70/100
• State rank: #44
• US rank: #8034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hernando, MS
• County: DeSoto County · 176,513 people
• City population: 31,374
• Metro: Memphis, TN-MS-AR
• Population (ZIP): 31,374
• Household income: $93,583
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 24.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 13% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -82.49%
• Current HPI: 176.8843
• Rent YoY: ▼ -0.43%
• Metro: Memphis, TN-MS-AR
• State GDP YoY: —
• F500 in state: 0

Price history

+105.9% since first listed

3 events — show timeline

• 2026-05-13 Listed $349,900 MLSU
• 2013-08-09 Sold (MLS) — MLSU
• 2013-03-25 Listed $169,900 MLSU

Property tax history

+12.9%/yr

Latest (2025): $2,383 · +15.3% YoY. Source: county tax records.