9361 Pigeon Roost Rd · Olive Branch, MS 38654

$225,000

4 bd · 2.5 ba · 1,829 sqft · SingleFamily public records · 51 Days on market

Built 1920 0.51 ac lot $123/sqft · 8% below area Est $386k · 42% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• 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

Charming 1920 home full of character and potential. This 4 bedroom, 2.5 bath property features a spacious two story layout with a beautiful staircase and timeless architectural details throughout. While the home does need renovations, it offers a great opportunity for buyers looking to restore and customize a classic property to their vision. Conveniently located next door to the Olive Branch Schools, this property combines location, space, and potential. Ideal as a primary residence renovation or investment opportunity.

Key facts

• Beautiful staircase
• Two story layout
• 0.51 acre lot

Tags

• TWO STORY LAYOUT
• BEAUTIFUL STAIRCASE
• TIMELESS ARCHITECTURAL DETAILS
• RENOVATION OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $281 ($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 $213k (5.4% below list).
• Recommended offer: $213k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Market conditions: Rents soft (-0.3%/yr); 566 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $7k 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 51 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $212,959 (5.4% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $386,345
• List price: $225,000
• Delta: -41.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9355 Pigeon Roost Rd	0.02mi	3/2.0 (-1)	1,847 (+1%)	5mo	$242,000	$131	86
6476 Dresden St	0.27mi	3/2.0 (-1)	1,802 (-2%)	7mo	$299,900	$166	72
9893 Cherokee Dr	0.52mi	4/2.0	1,875 (+2%)	3mo	$260,000	$139	67
9737 W Dogwood Ct	0.33mi	4/2.0	2,000 (+9%)	2mo	$269,900	$135	66
9237 Mason St	0.14mi	4/2.0	1,589 (-13%)	10mo	$199,000	$125	61
8748 Purple Martin Dr	0.55mi	4/2.0	2,012 (+10%)	8mo	$317,000	$158	49
7227 Ellinwood Pass	0.59mi	3/2.0 (-1)	2,005 (+10%)	8mo	$347,500	$173	43
6298 Seminole Dr	0.56mi	3/2.0 (-1)	1,605 (-12%)	7mo	$259,900	$162	41
6750 Whooper Swan Dr	0.45mi	3/2.0 (-1)	2,082 (+14%)	10mo	$330,000	$159	40
6251 Choctaw Trl	0.49mi	3/2.0 (-1)	1,589 (-13%)	10mo	$259,900	$164	40
7207 Maple Grove Rd	0.66mi	3/2.5 (-1)	2,096 (+15%)	3mo	$299,000	$143	37
7062 Westbranch Rd	0.62mi	3/2.0 (-1)	1,575 (-14%)	7mo	$290,000	$184	35

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-24,897
• Equity at exit: $33,548

10-year hold

• IRR: -6.5%
• Equity multiple: 0.63×
• Total profit: $-23,045
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $281

Break-even live

Break-even rent $1,775

Max offer price $225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $408	-5% $344	+0% $281	+5% $217	+10% $153
Rent	-10% $112	-5% $196	+0% $281	+5% $365	+10% $449
Rate	-1.0pp $394	-0.5pp $338	base $281	+0.5pp $222	+1.0pp $163

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6298 Seminole Dr Olive Branch, MS	3.0	2.0	1605	$2,000	$1.25	44d	1	0.54mi
9931 Adina Cv Olive Branch, MS	3.0	2.0	1258	$1,723	$1.37	24d	1	0.59mi
9400 Goodman Rd Olive Branch, MS	1.0–3.0	1.0–2.0	1163	$2,005	$1.72	2d	17	0.61mi
6534 Valerie Dr Olive Branch, MS	4.0	2.0	1500	$1,923	$1.28	44d	1	0.63mi
6178 Morgan Manor Dr E Olive Branch, MS	3.0	2.0	1411	$1,860	$1.32	12d	1	0.64mi
6863 Delta Newberry Cv Olive Branch, MS	3.0	2.5	1600	$1,735	$1.08	5d	1	0.64mi
6571 Ashland Dr Olive Branch, MS	3.0	2.0	1276	$1,723	$1.35	20d	1	0.65mi
6866 Valerie Dr Olive Branch, MS	3.0	2.0	1500	$1,795	$1.20	44d	1	0.67mi
5837 Stonewall Dr Olive Branch, MS	3.0	2.0	1686	$1,935	$1.15	3d	1	0.80mi
6020 Oak Ridge Dr Olive Branch, MS	3.0	2.0	1657	$1,935	$1.17	3d	1	0.81mi
5996 Southbend Ln Olive Branch, MS	4.0	2.5	1900	$1,955	$1.03	12d	1	0.84mi
7310 Green Ash Dr Olive Branch, MS	4.0	2.5	2229	$2,160	$0.97	44d	1	0.85mi
9961 Fox Run Dr Olive Branch, MS	3.0	2.0	1578	$2,300	$1.46	2d	1	0.86mi
5822 Michaelson Dr Olive Branch, MS	3.0	2.0	1900	$1,855	$0.98	12d	1	0.89mi
7335 Red Maple Dr Olive Branch, MS	3.0	2.5	1935	$1,895	$0.98	3d	1	0.90mi
5759 Michaelson Dr Olive Branch, MS	4.0	2.5	2340	$2,240	$0.96	2d	1	0.95mi
7352 Alexander Rd Olive Branch, MS	3.0	2.0	1650	$1,825	$1.11	44d	1	0.97mi
10326 Curtis Dr Olive Branch, MS	3.0	2.0	1582	$1,695	$1.07	5d	1	1.00mi
10350 Yates Dr Olive Branch, MS	3.0	2.0	1650	$1,750	$1.06	44d	1	1.01mi
10378 Yates Dr Olive Branch, MS	3.0	2.0	1324	$1,780	$1.34	5d	1	1.03mi
10453 Kristen Dr S Olive Branch, MS	3.0	2.0	1264	$1,803	$1.43	3d	1	1.22mi
7831 Plantation Ridge Cv Olive Branch, MS	3.0	2.0	1543	$1,980	$1.28	5d	1	1.34mi
7843 Plantation Ridge Cv Olive Branch, MS	3.0	2.0	1750	$1,935	$1.11	17d	1	1.35mi
10595 Pecan Vw Olive Branch, MS	4.0	3.0	1531	$2,050	$1.34	5d	1	1.39mi
7665 Fox Hunt Dr E Olive Branch, MS	3.0	2.0	1320	$1,695	$1.28	44d	1	1.40mi
7838 Alexanders Crossing Dr Olive Branch, MS	4.0	3.0	2159	$2,220	$1.03	2d	1	1.40mi
7642 Fox Hunt Dr E Olive Branch, MS	3.0	2.0	1286	$1,675	$1.30	24d	1	1.41mi
5852 Eaton Cv Olive Branch, MS	4.0	2.0	2100	$2,155	$1.03	44d	1	1.44mi
7117 Goodman Ridge Dr Olive Branch, MS	3.0	2.0	1411	$1,755	$1.24	15d	1	1.49mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $225,000 Pending 51 DOM
2. 2026-06-10
   days on market $225,000 Active 50 DOM
3. 2026-06-09
   days on market $225,000 Active 49 DOM
4. 2026-06-08
   days on market $225,000 Active 48 DOM
5. 2026-06-07
   days on market $225,000 Active 47 DOM
6. 2026-06-03
   pricedays on market $225,000 Active 43 DOM
7. 2026-06-02
   days on market $250,000 Active 42 DOM
8. 2026-06-01
   days on market $250,000 Active 41 DOM
9. 2026-05-31
   days on market $250,000 Active 40 DOM
10. 2026-04-21
    listed $250,000 Active 526-char remark

    Show marketing remark (526 chars)

    Charming 1920 home full of character and potential. This 4 bedroom, 2.5 bath property features a spacious two story layout with a beautiful staircase and timeless architectural details throughout. While the home does need renovations, it offers a great opportunity for buyers looking to restore and customize a classic property to their vision. Conveniently located next door to the Olive Branch Schools, this property combines location, space, and potential. Ideal as a primary residence renovation or investment opportunity.

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$239/yr (+$20/mo · 15.6%)

ⓘ 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 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: $25,555
• − Mortgage interest: −$12,603
• − Property taxes: −$1,538
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$6,545
• Taxable loss: −$346
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $3,449/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

1 event — show timeline

• 2026-04-21 Listed $250,000 MLSU

Property tax history

+7.3%/yr

Latest (2025): $1,538 · +17.5% YoY. Source: county tax records.