7051 Maplewood Rd · Olive Branch, MS 38654

$257,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily public records · 45 Days on market

Built 1997 10,454 sqft lot $168/sqft · at area comps Est $272k · 6% under $300/mo HOA · 13% 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 +10.8/30.0
• ARV discount +10.0/15.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready 3BR/2BA, one level home featuring a dining room, office, and an eat in kitchen. Includes a two car garage, covered front porch, and a covered back patio overlooking a privacy fenced yard. A 20x30 workshop adds excellent storage or hobby space.

Key facts

• Office
• Covered front porch
• Eat in kitchen

Tags

• DINING ROOM
• OFFICE
• EAT IN KITCHEN
• COVERED FRONT PORCH
• COVERED BACK PATIO
• PRIVACY FENCED YARD

Property features AI

Finance

• HOA & community: Has association; Association fee $300; Community pool; Street lights; Tennis courts

Exterior

• Parking: Attached garage; 2 garage spaces; Concrete parking pad; Garage door opener; Garage faces front; Private parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas connected; Sewer connected
• Home design: Single family residence (house); One story
• Construction: Brick veneer and siding construction; Architectural shingle roof; Slab foundation; Move-in ready
• Exterior features: Private yard; Rain gutters; Outbuilding; Slab patio/porch; Fenced backyard with privacy wood fencing; Landscaped, level city lot

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Free-standing electric oven; Self-cleaning oven; Microwave
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Fireplace heating; Central electric air conditioning
• Interior features: Open floorplan; Ceiling fans; Gas log fireplace; Blinds and vinyl windows; Deadbolt locks; Insulated doors; Has fireplace
• Laundry & utility: Laundry inside on the main level; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (12.2% below list).
• Recommended offer: $226k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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 45 days — a 3% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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: major flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,654 (12.2% 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 45 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 9.5

CMA / ARV

• ARV (median comp): $272,258
• List price: $257,000
• Delta: -5.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7103 Larkfield Rd	0.08mi	3/2.0	1,600 (+5%)	2mo	$259,900	$162	87
7084 Eastover Blvd	0.32mi	3/2.0	1,450 (-5%)	0mo	$245,000	$169	77
7037 Cedardale Rd	0.37mi	3/2.0	1,539 (+1%)	10mo	$255,000	$166	73
7220 English Oak Dr	0.31mi	3/2.0	1,551 (+2%)	17mo	$255,900	$165	69
7333 Deerbrook Rd	0.51mi	4/2.0 (+1)	1,457 (-4%)	6mo	$256,900	$176	59
7605 Eastover Blvd	0.60mi	3/2.0	1,570 (+3%)	12mo	$240,000	$153	58
7314 Holly Grove Dr	0.33mi	3/2.0	1,377 (-10%)	13mo	$250,000	$182	57
7148 Brooksberry Cv	0.48mi	3/2.0	1,444 (-5%)	17mo	$246,900	$171	54
6776 Dianna Dr	0.24mi	3/2.0	1,742 (+14%)	14mo	$274,900	$158	53
7587 Dewberry Cv	0.61mi	3/2.0	1,445 (-5%)	12mo	$249,900	$173	52
7582 Dewberry Cv	0.61mi	3/2.0	1,700 (+11%)	11mo	$260,000	$153	43
6776 Whippoorwill Rd	0.69mi	3/2.0	1,739 (+14%)	8mo	$274,900	$158	38

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: -23.1%
• Equity multiple: 0.23×
• Total profit: $-55,524
• Equity at exit: $38,320

10-year hold

• IRR: -29.5%
• Equity multiple: -0.15×
• Total profit: $-82,958
• Equity at exit: $22,221

Cash invested: $71,960 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$1,348
• Tax from tax record: −$144 /mo · $1,724/yr
• Insurance: −$107
• HOA: −$300
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-116

Break-even live

Break-even rent $2,403

Max offer price $236,545

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-43	+0% $-116	+5% $-189	+10% $-261
Rent	-10% $-294	-5% $-205	+0% $-116	+5% $-27	+10% $62
Rate	-1.0pp $14	-0.5pp $-50	base $-116	+0.5pp $-182	+1.0pp $-250

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6769 Terry Chase Olive Branch, MS	4.0	2.0	2002	$2,315	$1.16	6d	1	0.32mi
6480 Cheyenne Dr Olive Branch, MS	3.0	2.0	2120	$2,025	$0.96	6d	1	0.68mi
7916 Ridgedale Dr Olive Branch, MS	4.0	2.0	1724	$1,945	$1.13	5d	1	1.23mi
7959 Ridgedale Dr Olive Branch, MS	3.0	2.0	1510	$1,910	$1.26	12d	1	1.26mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 18 events

1. 2026-06-21
   days on market $257,000 Active 45 DOM
2. 2026-06-18
   days on market $257,000 Active 42 DOM
3. 2026-06-17
   days on market $257,000 Active 41 DOM
4. 2026-06-16
   days on market $257,000 Active 40 DOM
5. 2026-06-15
   days on market $257,000 Active 39 DOM
6. 2026-06-13
   days on market $257,000 Active 37 DOM
7. 2026-06-10
   days on market $257,000 Active 34 DOM
8. 2026-06-09
   days on market $257,000 Active 33 DOM
9. 2026-06-08
   days on market $257,000 Active 32 DOM
10. 2026-06-07
    days on market $257,000 Active 31 DOM
11. 2026-06-03
    days on market $257,000 Active 27 DOM
12. 2026-06-02
    days on market $257,000 Active 26 DOM
13. 2026-06-01
    days on market $257,000 Active 25 DOM
14. 2026-05-31
    days on market $257,000 Active 24 DOM
15. 2026-05-07
    listed $257,000 Active 257-char remark
16. 2008-08-29
    historical
17. 2008-04-22
    listed $129,900
18. 1997-12-23
    soldstatus

ⓘ 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: $1,724 · $144/mo
• Projected year-2 tax: $2,030 · $169/mo
• Expected delta: +$307/yr (+$26/mo · 17.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 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: $27,078
• − Mortgage interest: −$14,396
• − Property taxes: −$1,724
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − HOA: −$3,600
• − Depreciation: −$7,476
• Taxable loss: −$5,735
• Est. tax savings @ 24.0%: +$1,376
• After-tax cash flow: $-13/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

+97.8% since first listed

4 events — show timeline

• 2026-05-07 Listed $257,000 MLSU
• 2008-08-29 Listing Removed — MLSU
• 2008-04-22 Listed $129,900 MLSU
• 1997-12-23 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,724 · +13.8% YoY. Source: county tax records.